15490 NW 7Th Ave Miami, FL 33169
Office buildings
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Entity Owned
5-yr Hold
~
Est. High Equity
For Sale
1 / 26
$3,650,000
15490 NW 7Th Ave, Miami, FL 33169
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Estimated value (blended)
$3.65M
Range $3.29M – $4.02M (±10%)
Property ID
US18-1580915
Property summary
AI-generated overview
This exceptional office space in Miami, FL (33169), located at 15490 NW 7th Avenue, offers a single-tenant occupancy of 16,820 square feet. Strategically positioned near the Golden Glades Exchange, this property boasts high visibility due to its location on a major roadway parallel to I-95, ensuring substantial passerby traffic. The convenient location provides easy access to I-95, the Turnpike, and Palmetto Expressway (826), all within a half-mile radius. The building currently houses a large primary care medical practice, making it particularly well-suited for specialty medical providers or other general business offices. Flexible lease options are available, ranging from 300 to 4,000 square feet. All-inclusive lease terms cover rent, insurance, taxes, and utilities, simplifying budgeting and administration. The property also features ample parking and manned security during business hours, enhancing both convenience and security. The surrounding area offers a vibrant local community with various amenities, providing a desirable work environment for employees and clients alike. The zoning designation is 6400, and the APN is 3021230220010.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1973
Construction
CONCRETE
Total area
16,774 SF
Lot
0.66 ac (28,642 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-2123-022-0010
UPID
US18-1580915
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
-
Physician
-
Medical Clinic
-
Hospital
-
Medical Clinic
-
Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.93M
Blend (final)
Blend
$3.65M
Owner & transaction history
since 2021
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FL
Top alternative use upside
Warehouse, storage
$5.0M
+19.5%
Neighborhood: shopping center
$4.8M
+14.3%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.65M
Value range
$3.29M – $4.02M
±10% around blend
Estimated value / SF
$218 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$3.29M
blend $3.65M
$4.02M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,774 SF
Lot area
0.66 ac
Year built
1973
Stories
1
APN
30-2123-022-0010
Assessed value
$2,300,000
Annual tax
$39,282
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
$39,282
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.59M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.0 mi away · 13,385 SF
7.3 mi away · 12,632 SF
8.4 mi away · 12,776 SF
8.6 mi away · 12,189 SF
9.4 mi away · 16,041 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.65M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$249
-13%
Submarket 2091 sales
$682
-68%
County 2270 sales
$649
-66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $218/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+20%
vs current-use indication
Neighborhood: Shopping Center
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
1,031,625.93%
Selected cap rate for this office buildings
Derived from the Miami market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$279k *
Last sale · Apr 2021
$2.80M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26
Move the market yield to see immediate price impact.
Value / SF
$0
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
1,031,625.43%1,031,625.93%1,031,626.43%
$251k
$24
$24
$24
$279k
$27
$26
$26
$306k
$29
$29
$29
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$5.10M
1.1 mi · Sep 2025 · $343/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$39,282
Tax year 2023
Assessed value
$2,300,000
Assessed 2023
Previous assessed
$2,200,000
+4.5% YoY
Effective rate
1.71%
On assessed value
Assessed land
$859,260
Assessed improvement
$1,440,740
Land market value
$859,260
Improvement market value
$1,440,740
Total market value
$2,300,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
16,774 SF
Lot
0.66 ac (28,642 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
30-2123-022-0010
UPID
US18-1580915
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami, 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
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.66 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6400:COMMERCIAL,CENTRAL
Jurisdiction
Miami, FL
Recorded code
6400:COMMERCIAL,CENTRAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6400:COMMERCIAL,CENTRAL in Miami, 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.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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