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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Office buildings
1500 89th Ct Ste 121, Doral, FL 33172-2645
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-8406845
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2016
Construction
CONCRETE
Total area
1,030 SF
Zoning code
7600:INTENSIVE USE
APN
35-3033-057-0210
UPID
US18-8406845
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$485k
Comparable Approach
Comparable
$514k
Blend (final)
Blend
$530k
Owner & transaction history
Forsdcom LLC · 2 yrs held
Forsdcom LLC
since 2023
Last sale
$550,000
5 recorded transactions
Zoning & alternative use
7600:INTENSIVE USE · Doral, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$760,000
+80.9%
Auto repair, garage
$675,000
+60.0%
Retail stores
$590,000
+40.4%
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 Doral submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Doral 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
$555,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$420,000
Current use
COMMERCIAL (GENERAL)
$760,000
Change: +81% · Conversion: Easy
AUTO REPAIR, GARAGE
$675,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$590,000
Change: +40% · Conversion: Moderate
MEDICAL BUILDING
$450,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $550k (Sep 7 2023)
Last sale anchor
$550k
Sep 7 2023
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
$515 / 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
$5,698
Tax year 2023
Assessed value
$345,050
Assessed 2023
Previous assessed
$288,400
+19.6% YoY
Effective rate
1.65%
On assessed value
Total market value
$345,050
Applied tax rate
3,500.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
2016
Construction
CONCRETE
Heating
NONE
Total area
1,030 SF
Zoning code
7600:INTENSIVE USE
APN
35-3033-057-0210
UPID
US18-8406845
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7600:INTENSIVE USE · Doral, FL
Zoning 7600:INTENSIVE USE · permitted uses
7600:INTENSIVE USE · Doral, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Doral. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$420,000
COMMERCIAL (GENERAL)
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$675,000
RETAIL STORES
Est. value
$590,000
MEDICAL BUILDING
Est. value
$450,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2016
Construction
CONCRETE
Heating
NONE
Current owner
From public records · entity-resolved
Forsdcom LLC
Entity
Mailing address
2951 SW 136TH CT, MIAMI, FL 33175-6640
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
Forsdcom LLC
—
Deed
related
$465,000 · Wells Fargo Bank NA
Sep 7, 2023
$550,000
Forsdcom LLC
1500 Nw 89 Court Doral LLC
Warranty Deed
$550,000 · Bank Of America NA
Nov 8, 2018
$372,000
Unit 121 Of 1500 Nw 89 Court D
Riviera Pt Busn Ctr At Doral L
Grant Deed
—
Nov 8, 2018
$347,000
Unit 209 Of 1500 Nw 89 Court D
Riviera Pt Busn Ctr At Doral L
Grant Deed
—
Nov 7, 2018
$260,250
Unit 109 Of 1500 Nw 89 Court D
Riviera Pt Busn Ctr At Doral L
Grant Deed
—
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.
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