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Property profile & analytics
OFF-MARKET
Estimated value
$1,910,000
Office buildings
1450 Coral Way, Miami, FL 33145-2898
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US18-3282293
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
CONCRETE
Total area
5,940 SF
Lot
0.27 ac (11,700 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4139-007-2340
UPID
US18-3282293
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Brickell Pediatrics Pediatrician Medical Clinic
-
Brickell pediatrics,P.A. Pediatrician Medical Clinic
-
Varas Ernesto Law Firm
-
Persian Rug Cleaning - LAE group Carpet Cleaning Service
-
Patricia Leon Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.91M
Owner & transaction history
1450 Office LLC · 8 yrs held
1450 Office LLC
since 2018
7 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,625,000
Current use
MEDICAL BUILDING
$2,610,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.91M
Range $1.72M – $2.10M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$322 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$40,030
Tax year 2023
Assessed value
$1,947,315
Assessed 2023
Previous assessed
$1,947,315
+0.0% YoY
Effective rate
2.06%
On assessed value
Assessed land
$1,579,500
Assessed improvement
$367,815
Land market value
$1,579,500
Improvement market value
$367,815
Total market value
$1,947,315
Applied tax rate
100.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
5,940 SF
Lot
0.27 ac (11,700 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4139-007-2340
UPID
US18-3282293
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING Current
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1960
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
1450 Office LLC
Entity
Mailing address
2137 NW 2ND AVE, MIAMI, FL 33127-4826
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2018
$1,975,000
1450 Office LLC
1450 Coral Way Investment LLC
Warranty Deed
—
May 5, 2017
—
1450 Coral Way Investment LLC
—
Deed
related
$421,442 · Thomas J Dixon
Jun 21, 2012
$900,000
1450 Coral Way Investment LLC
Valledor,robert L
Warranty Deed
$450,000 · Robert L Valledor
—
—
Robert L Valledor
—
Deed Of Trust
related
$250,000 · James F Pollack Trustee
—
—
Omar Botero
—
Deed Of Trust
related
$100,000 · Gibraltar Savings Bank Fsb
—
—
Robert L Valledor
—
Deed Of Trust
related
$50,000 · Thomas J Dixon
—
—
Robert L Valledor
—
Deed Of Trust
related
$60,000 · Thomas J Dixon
—
—
Robert L Valledor
—
Deed Of Trust
related
$250,000 · Pollack James F (te)
—
—
Robert L Valledor
—
Deed Of Trust
related
$250,000 · Pollack James F (te)
—
—
Robert L Valledor
—
Deed Of Trust
related
$250,000 · Pollack James F & David H (te)
—
—
1450 Coral Way Investment LLC
—
Loan Modification
related
$421,442 · Thomas J Dixon
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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