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Property profile & analytics
OFF-MARKET
Estimated value
$14,485,000
Community centers
1630 163rd St North Miami Beach, FL 33162-4731
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US19-0523749
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1989
Construction
CONCRETE
Total area
49,798 SF
Lot
3.76 ac (163,786 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-036-0010
UPID
US19-0523749
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
$19.12M
Blend (final)
Blend
$14.49M
Owner & transaction history
163rd Street Plaza LLC · 9 yrs held
163rd Street Plaza LLC
since 2017
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Retail stores
$23.2M
+64.2%
Medical building
$21.9M
+54.5%
Office building
$16.4M
+15.7%
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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami Beach 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
NEIGHBORHOOD: SHOPPING CENTER
$14,155,000
Current use
RETAIL STORES
$23,235,000
Change: +64% · Conversion: Easy
MEDICAL BUILDING
$21,870,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$16,380,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$14,805,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$14.49M
Range $13.04M – $15.93M · ±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
$291 / 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
$177,184
Tax year 2023
Assessed value
$18,116,460
Assessed 2023
Previous assessed
$18,116,460
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$18,016,460
Assessed improvement
$100,000
Land market value
$18,016,460
Improvement market value
$100,000
Total market value
$18,116,460
Applied tax rate
700.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
49,798 SF
Lot
3.76 ac (163,786 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-036-0010
UPID
US19-0523749
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$14.2M
RETAIL STORES
Est. value
$23.2M
MEDICAL BUILDING
Est. value
$21.9M
OFFICE BUILDING
Est. value
$16.4M
WAREHOUSE, STORAGE
Est. value
$14.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
3.76 ac
Current owner
From public records · entity-resolved
163rd Street Plaza LLC
Entity
Mailing address
2020 SALZEDO STSTE301, CORAL GABLES, FL 33134-4358
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2019
—
163rd Street Plaza LLC
—
Deed
related
$2,340,625 · Suntrust Bk
Jan 8, 2018
—
163rd Street Plaza LLC
—
Deed
related
$6,630,000 · Comerica Bk
Jun 5, 2017
—
163rd Street Plaza LLC
—
Deed
related
$6,800,000 · Bank Of America
Feb 8, 2017
$8,125,000
163rd Street Plaza LLC
Arc 163 LLC
Warranty Deed
—
Dec 21, 2011
$5,600,000
Arc 163 LLC
163rd Street Plaza LLC
Warranty Deed
$3,204,800 · Kireland Lender Invs LLC
Feb 7, 2005
$5,850,000
163rd Street Plaza LLC
Grouper Financial INC
Special Warranty Deed
—
Oct 23, 2002
$3,700,000
Grouper Financial INC
Plazamercia INC
Grant Deed
related
$2,975,000 · Commercial Bank Florida
—
—
163rd Street Plaza LLC
—
Deed Of Trust
related
$250,000 · Commercial Bank Florida
—
—
163rd Street Plaza LLC
—
Loan Modification
related
$6,750,000 · Suntrust Bk
—
—
163rd Street Plaza LLC
—
Loan Modification
related
$2,340,625 · Suntrust Bk
—
—
163rd Street Plaza LLC
—
Deed Of Trust
related
$6,800,000 · Bank Of America
—
—
163rd Street Plaza LLC
—
Loan Modification
related
$6,630,000 · Comerica 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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