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Property profile & analytics
OFF-MARKET
Estimated value
$7,640,000
Office buildings
1505 167th St Miami Gardens, FL 33169-5133
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-4755715
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1980
Construction
CONCRETE
Total area
38,515 SF
Lot
2.69 ac (117,394 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2111-021-0010
UPID
US18-4755715
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
by Request
Comparable Approach
Comparable
$7.87M
Blend (final)
Blend
$7.64M
Owner & transaction history
Jmcg Family LLC · 9 yrs held
Jmcg Family LLC
since 2017
6 recorded transactions
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$11.5M
+19.5%
Neighborhood: shopping center
$10.9M
+14.3%
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 Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Gardens 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
$9,580,000
Current use
WAREHOUSE, STORAGE
$11,450,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,945,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$7.64M
Range $6.88M – $8.40M · ±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
$198 / 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
$108,896
Tax year 2023
Assessed value
$4,600,000
Assessed 2023
Previous assessed
$4,600,000
+0.0% YoY
Effective rate
2.37%
On assessed value
Assessed land
$2,347,880
Assessed improvement
$2,252,120
Land market value
$2,347,880
Improvement market value
$2,252,120
Total market value
$4,600,000
Applied tax rate
3,400.0000
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
1980
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
4
Total area
38,515 SF
Lot
2.69 ac (117,394 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2111-021-0010
UPID
US18-4755715
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FLZoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.6M
WAREHOUSE, STORAGE
Est. value
$11.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.9M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Buildings
2
Lot
2.69 ac
Current owner
From public records · entity-resolved
Jmcg Family LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1395 NW 167TH ST, MIAMI GARDENS, FL 33169-5710
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2017
—
Jmcg Family LLC
—
Grant Deed
related
$8,244,000 · Suntrust Bk
Jan 10, 2017
$4,850,000
Jmcg Family LLC
Bri 1814 Ggop LLC
Warranty Deed
—
Jan 16, 2013
—
Bri 1814 Ggop LLC
—
Deed Of Trust
related
$8,400,000 · Us Century Bank
Jun 24, 2009
—
Bri 1814 Ggop LLC
—
Deed Of Trust
related
$16,310,000 · Us Century Bank
Mar 18, 2008
—
Golden Glades Assoc LLP Trust
Golden Glades Assoc LLP
Quit Claim Deed
—
—
—
Bri 1814 Ggop LLC
—
Loan Modification
related
$8,019,099 · Us Century Bk
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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