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Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Assisted living facilities
1660 135th St North Miami, FL 33167-1608
Entity Owned
1-yr Hold
Property ID
US18-7143895
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1952
Construction
CONCRETE
Total area
2,411 SF
Lot
0.22 ac (9,375 SF)
Zoning code
0400:SGL FAM,901-1200 SQ
APN
06-2126-006-1100
UPID
US18-7143895
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
$1.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.18M
Owner & transaction history
Cardoso Investment LLC · 1 yrs held
Cardoso Investment LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
0400:SGL FAM,901-1200 SQ · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Ordinances | North Miami, FL
Top alternative use upside
Commercial (general)
$1.8M
+206.8%
Office building
$1.6M
+183.1%
Auto repair, garage
$1.6M
+171.3%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami 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
$1,175,000
ML approach
$1,175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,780,000
Change: +207% · Conversion: Difficult
OFFICE BUILDING
$1,645,000
Change: +183% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,575,000
Change: +171% · Conversion: Difficult
RETAIL STORES
$1,380,000
Change: +137% · Conversion: Difficult
MEDICAL BUILDING
$1,060,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$715,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±10% · vs last sale $1.18M (Aug 12 2024)
Last sale anchor
$1.18M
Aug 12 2024
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
$487 / 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
$9,283
Tax year 2023
Assessed value
$369,586
Assessed 2023
Previous assessed
$369,586
+0.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$206,250
Assessed improvement
$163,336
Land market value
$206,250
Improvement market value
$163,336
Total market value
$369,586
Applied tax rate
600.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1952
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
3
Total area
2,411 SF
Lot
0.22 ac (9,375 SF)
Zoning code
0400:SGL FAM,901-1200 SQ
APN
06-2126-006-1100
UPID
US18-7143895
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
0400:SGL FAM,901-1200 SQ · North Miami, FLZoning 0400:SGL FAM,901-1200 SQ · permitted uses
0400:SGL FAM,901-1200 SQ · North Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Ordinances | North Miami, FL
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$715,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1952
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
Cardoso Investment LLC
Entity
Mailing address
16488 SW 30TH ST, MIRAMAR, FL 33027-5227
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2024
$1,175,000
Cardoso Investment LLC
Yallas Corp
Warranty Deed
$540,000 · Cardoso Investments LLC
May 21, 2019
$100
Yallas Corp
Lewis,audrey W
Quit Claim Deed
related
—
Mar 6, 2014
—
Audrey W Lewis
Lewis,edward P
Quit Claim Deed
related
—
Nov 17, 2006
$197,000
Edward P Lewis
Boyd,wilbert
Quit Claim Deed
related
$229,500 · Home Funds Direct
Nov 14, 2005
$66,100
Wilbert Boyd
Edward Lewis
Intrafamily Transfer
related
$192,000 · Ameriquest Mortgage Co
May 31, 2005
$130,500
Edward Lewis
Boyd,wilbert & Mavis
Quit Claim Deed
related
—
Sep 23, 2004
$145,500
Wilbert Boyd
Beswick,gary L
Warranty Deed
$132,050 · Countrywide Home Loans INC
—
—
Audrey Lewis
—
Deed Of Trust
related
$276,090 · Bac Home Loans Servicing LP
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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