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Property profile & analytics
OFF-MARKET
Estimated value
$9,645,000
Retail residential properties
1665 Alton Rd, Miami Beach, FL 33139-2428
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-0089971
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2009
Construction
CONCRETE
Total area
14,063 SF
Lot
0.26 ac (11,380 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-017-0140
UPID
US18-0089971
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
$9.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.97M
Blend (final)
Blend
$9.65M
Owner & transaction history
1668 Alton Investments LLC · 3 yrs held
1668 Alton Investments LLC
since 2022
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · 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 Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$9,300,000
ML approach
$9,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,740,000
Current use
RESTAURANT
$10,430,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$9.65M
Range $8.68M – $10.61M · ±10% · vs last sale $10.00M (Sep 2 2022)
Last sale anchor
$10.00M
Sep 2 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
$686 / 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
$134,523
Tax year 2023
Assessed value
$7,610,000
Assessed 2023
Previous assessed
$5,970,000
+27.5% YoY
Effective rate
1.77%
On assessed value
Assessed land
$3,983,000
Assessed improvement
$3,627,000
Land market value
$3,983,000
Improvement market value
$3,627,000
Total market value
$7,610,000
Applied tax rate
200.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2009
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
8
Total area
14,063 SF
Lot
0.26 ac (11,380 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3234-017-0140
UPID
US18-0089971
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.7M
RESTAURANT
Est. value
$10.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2009
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
8
Lot
0.26 ac
Current owner
From public records · entity-resolved
1668 Alton Investments LLC
Entity
Mailing address
284 NE 79TH ST, MIAMI, FL 33138-4819
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$10,000,000
1668 Alton Investments LLC
Hsdi 1665 Alton Rd LLC
Special Warranty Deed
—
Jun 8, 2021
$6,425,000
Hsdi 1665 Alton Rd LLC
Equity Resource Partners Branch LLC
Special Warranty Deed
—
Jan 8, 2021
$4,295,000
Equity Resource Partners Branch LLC
Truist Bank
Special Warranty Deed
$5,525,000 · Cogent Bank
Jan 24, 2012
$950,000
Cader-frech Mario Trust
Mbeach3 LLC
Grant Deed
—
Dec 29, 2011
$980,000
Robert S Brown
Mbeach3 LLC
Grant Deed
$670,000 · Mbeach3 LLC
Dec 19, 2011
$980,000
Andrew Clark
Mbeach3 LLC
Grant Deed
—
Sep 1, 2011
$950,000
John C Roettger
Mbeach3 LLC
Grant Deed
$475,000 · Sabadell United Bank NA
Jan 6, 2011
—
Mbeach3 LLC
—
Deed Of Trust
related
$76,000,000 · Hsbc Bank USA
Dec 24, 2008
$4,575,000
Suntrust Bank
Mbeach3 LLC
Grant Deed
—
Jun 27, 2008
—
Mbeach1 Lllp
—
Deed Of Trust
related
$80,000,000 · Mellon United National Bank
Jun 7, 2007
—
Mbeach3 LLC
City Of Miami Beach Florida
Quit Claim Deed
related
—
Apr 5, 2007
—
Mbeach3 LLC
Mbeach1 Lllp
Quit Claim Deed
—
Jan 16, 2007
—
Suntrust Bank
Mbeach1 Lllp Ltd
Grant Deed
related
—
Mar 25, 2005
$23,500,000
Mbeach1 Lllp Ltd
Uccello Immobilien Gmbh
Grant Deed
$38,500,000 · Key Bank & Trust
—
—
Mbeach3 LLC
—
Deed Of Trust
related
$4,575,000 · Mellon United National Bank
—
—
Mbeach3 LLC
—
Deed Of Trust
related
$4,575,000 · Mellon United National Bank
—
—
Mbeach3 LLC
—
Deed Of Trust
related
$4,575,000 · Key Bank & Trust
—
—
Mbeach3 LLC
—
Deed Of Trust
related
$4,575,000 · Key Bank & Trust
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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