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15260 SW 280Th St, Homestead, FL 33032
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Property summary
AI-generated overview
The Royal Gate Center on S Dixie Hwy is a multi-tenant office building totaling 30,316 square feet, with a parking provision of 4.00 spaces per 1,000 square feet. The building contains multiple configured spaces, including Unit 101–105, which is built out for school use, and Unit 113–119, which is fully built out for medical office use. The property is zoned BU-1A and has frontage and visibility from US-1. It is located near the future academic campus associated with Larkin Community Hospital, and the building layout supports a range of office-user configurations.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2007
Construction
CONCRETE
Total area
35,723 SF
Lot
2.23 ac (97,349 SF)
Zoning code
6072
APN
30-7904-035-0010
UPID
US18-9117234
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Take-out & Catering Butcher
-
Medical Clinic
-
Spa & Massage Center Alternative Medicine Practice
-
Barber Shop
-
Training Center Sports School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.15M
Blend (final)
Blend
$4.66M
Owner & transaction history
since 2015
7 recorded transactions
Zoning & alternative use
6072 · Homestead, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.66M
Value range
$4.19M – $5.13M
±10% around blend
Estimated value / SF
$130 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$4.19M
blend $4.66M
$5.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
35,723 SF
Lot area
2.23 ac
Year built
2007
Stories
1
APN
30-7904-035-0010
Zoning
6072
Assessed value
$5,276,549
Annual tax
$73,143
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$73,143
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.15M
Range $5.94M – $12.40M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.66M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 48 sales
$253
-49%
County 1136 sales
$507
-74%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $130/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$162k
Move the market yield to see immediate price impact.
Value / SF
$5
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$10k
$204k
$146k
$114k
$11k
$227k
$162k
$126k
$12k
$250k
$178k
$139k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$73,143
Tax year 2023
Assessed value
$5,276,549
Assessed 2023
Previous assessed
$5,276,549
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,946,980
Assessed improvement
$3,329,569
Land market value
$1,946,980
Improvement market value
$3,329,569
Total market value
$5,276,549
Applied tax rate
3,000.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
For Lease
Year built
2007
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
35,723 SF
Lot
2.23 ac (97,349 SF)
Zoning code
6072
APN
30-7904-035-0010
UPID
US18-9117234
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6072 · Homestead, FLZoning 6072 · permitted uses
6072 · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6072
Jurisdiction
Homestead, FL
Recorded code
6072
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6072 in Homestead, FL.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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