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Property profile & analytics
OFF-MARKET
Estimated value
$5,140,000
Warehouses
16500 54th Ave Miami Gardens, FL 33014-6113
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US18-5230557
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
CONCRETE
Total area
20,297 SF
Lot
1.21 ac (52,654 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2118-025-0020
UPID
US18-5230557
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
$5.45M
CAP Approach
CAP
$5.10M
Comparable Approach
Comparable
$4.67M
Blend (final)
Blend
$5.14M
Owner & transaction history
B9 Nw 27 Doral Owner LLC
B9 Nw 27 Doral Owner LLC
since 2025
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
$6.3M
+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
$5,345,000
ML approach
$5,450,000
CAP Approach
CAP Return
Estimation
6%
$5,520,000
6.5%
$5,095,000
7%
$4,730,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,485,000
Current use
OFFICE BUILDING
$6,275,000
Change: +40% · Conversion: Difficult
Blend value · Realmo final
$5.14M
Range $4.63M – $5.65M · ±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
$253 / 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
$68,050
Tax year 2023
Assessed value
$3,020,000
Assessed 2023
Previous assessed
$2,598,000
+16.2% YoY
Effective rate
2.25%
On assessed value
Assessed land
$789,810
Assessed improvement
$2,230,190
Land market value
$789,810
Improvement market value
$2,230,190
Total market value
$3,020,000
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
1988
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
20,297 SF
Lot
1.21 ac (52,654 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2118-025-0020
UPID
US18-5230557
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
$6.3M
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
1988
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.21 ac
Current owner
From public records · entity-resolved
B9 Nw 27 Doral Owner LLC
Entity
Mailing address
345 PARK AVE, NEW YORK, NY 10154-0004
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 20, 2025
—
B9 Nw 27 Doral Owner LLC
B9 North Dade Owner LLC
Special Warranty Deed
$137,500,000 · Societe Generale Financial Corp
Apr 19, 2022
—
B9 North Dade Owner LLC
—
Deed
related
$900,000,000 · Societe Generale Financial Corp
Oct 20, 2021
$4,280,000
B9 North Dade Owner LLC
16500 Holdings LLC
Special Warranty Deed
—
Sep 21, 2016
—
16500 Holdings LLC
—
Deed
related
$1,050,000 · Miscellaneous Ins Co
Apr 15, 2016
—
16500 Holdings LLC
Crmt Of Florida LLC
Grant Deed
$356,333 · Private Individual
Mar 19, 2008
—
Crmt Of Florida LLC
Berman Sam
Grant Deed
—
—
—
16500 Holdings LLC
—
Deed Of Trust
related
$1,050,000 · Miscellaneous Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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