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Property profile & analytics
OFF-MARKET
Estimated value
$3,970,000
Warehouses
16201 49th Ave Miami Gardens, FL 33014-6314
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-9349662
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Construction
CONCRETE
Total area
20,155 SF
Lot
1 ac (43,711 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2118-007-0120
UPID
US18-9349662
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.90M
CAP Approach
CAP
$5.06M
Comparable Approach
Comparable
$4.46M
Blend (final)
Blend
$3.97M
Owner & transaction history
Alse Property Investments LLC · 5 yrs held
Alse Property Investments LLC
since 2021
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.2M
+39.8%
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
$3,995,000
ML approach
$3,895,000
CAP Approach
CAP Return
Estimation
6%
$5,480,000
6.5%
$5,060,000
7%
$4,695,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,455,000
Current use
OFFICE BUILDING
$6,230,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$3.97M
Range $3.57M – $4.37M · ±10% · vs last sale $3.20M (Feb 24 2021)
Last sale anchor
$3.20M
Feb 24 2021
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
$197 / 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
$64,645
Tax year 2023
Assessed value
$2,885,000
Assessed 2023
Previous assessed
$2,485,000
+16.1% YoY
Effective rate
2.24%
On assessed value
Assessed land
$699,376
Assessed improvement
$2,185,624
Land market value
$699,376
Improvement market value
$2,185,624
Total market value
$2,885,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
20,155 SF
Lot
1 ac (43,711 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2118-007-0120
UPID
US18-9349662
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.5M
OFFICE BUILDING
Est. value
$6.2M
WAREHOUSE, STORAGE Current
OFFICE 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
1979
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Alse Property Investments LLC
Entity
Mailing address
16201 NW 49TH AVE, MIAMI GARDENS, FL 33014-6314
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2023
—
Alse Property Investments LLC
—
Deed
related
$4,800,000 · Anchor Bank
Feb 24, 2021
$3,200,000
Alse Property Investments LLC
Camdon Investments LLC
Warranty Deed
$4,500,000 · Paradise Bank
Jan 8, 2020
—
Camdon Investments LLC
—
Deed
related
$1,683,392 · Bank Of America
Feb 17, 2016
$1,795,000
Camdon Investments LLC
16201 49th Avenue LLC
Grant Deed
$1,452,000 · Bank Of America
Jul 29, 2008
$1,750,000
16201 49th Avenue LLC
Rmg Industries INC
Warranty Deed
$1,400,000 · Bankunited Fsb
—
—
16201 49th Avenue LLC
—
Deed Of Trust
related
$1,080,000 · Northern Trust Co
—
—
Camdon Investments LLC
—
Deed Of Trust
related
$1,683,392 · Bank Of America
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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