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Property profile & analytics
OFF-MARKET
Estimated value
$6,675,000
Outlet malls
16391 11th Ave North Miami Beach, FL 33162-3816
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-0372121
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1974
Construction
CONCRETE
Total area
4,668 SF
Lot
1.16 ac (50,325 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-013-1260
UPID
US18-0372121
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
$6.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.68M
Owner & transaction history
Bras Emes Acquisitions LLC · 4 yrs held
Bras Emes Acquisitions LLC
since 2022
Last sale
$7.0M
6 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$6,085,000
ML approach
$6,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.68M
Range $6.01M – $7.34M · ±10% · vs last sale $7.00M (Feb 3 2022)
Last sale anchor
$7.00M
Feb 3 2022
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
$1,430 / 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
$137,691
Tax year 2023
Assessed value
$6,441,700
Assessed 2023
Previous assessed
$4,667,200
+38.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$4,780,875
Assessed improvement
$1,660,825
Land market value
$4,780,875
Improvement market value
$1,660,825
Total market value
$6,441,700
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1974
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
8
Total area
4,668 SF
Lot
1.16 ac (50,325 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-013-1260
UPID
US18-0372121
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Zoning 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
North Miami Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1974
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
8
Lot
1.16 ac
Current owner
From public records · entity-resolved
Bras Emes Acquisitions LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1025 NE MIAMI GDNS DR, MIAMI, FL 33179-4615
Ownership since
2022
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
Feb 3, 2022
$7,000,000
Bras Emes Acquisitions LLC
163rd Plaza Investments LLC
Warranty Deed
—
Aug 27, 2014
$3,950,000
163rd Plaza Investments LLC
163rd Street Investments LLC
Grant Deed
—
May 21, 2013
—
163rd Street Investments LLC
—
Loan Modification
related
$1,308,270 · Eastern National Bank
Dec 7, 2006
$2,400,000
163rd Street Investments LLC
Kornbluh Alan M Trust
Warranty Deed
$1,800,000 · Eastern National Bank
Jun 1, 2006
—
Kornbluh Alan M Trust
Kornbluh,alan
Quit Claim Deed
related
—
—
—
163rd Street Investments LLC
—
Loan Modification
related
$1,649,410 · Eastern National Bank
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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