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Property profile & analytics
OFF-MARKET
Estimated value
$3,210,000
Office buildings
1670 Nwn Riv Dr Miami, FL 33125-2606
Entity Owned
8-yr Hold
Free & Clear
Property ID
US18-6256438
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1956
Construction
CONCRETE
Total area
7,014 SF
Lot
0.76 ac (33,094 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-3135-011-0020
UPID
US18-6256438
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
$3.30M
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$3.21M
Owner & transaction history
River & 16th Property LLC · 8 yrs held
River & 16th Property LLC
since 2018
1 recorded transaction
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+59.2%
Auto repair, garage
$4.6M
+40.3%
Retail stores
$4.0M
+22.8%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,575,000
6.5%
$3,300,000
7%
$3,065,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,270,000
Current use
RESTAURANT
$5,200,000
Change: +59% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,585,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$4,010,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,580,000
Change: +10% · Conversion: Easy
MEDICAL BUILDING
$3,080,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$3.21M
Range $2.89M – $3.53M · ±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
$458 / 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
$60,425
Tax year 2023
Assessed value
$2,970,762
Assessed 2023
Previous assessed
$3,211,298
-7.5% YoY
Effective rate
2.03%
On assessed value
Assessed land
$2,647,520
Assessed improvement
$323,242
Land market value
$2,647,520
Improvement market value
$323,242
Total market value
$2,970,762
Applied tax rate
100.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1956
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
7,014 SF
Lot
0.76 ac (33,094 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-3135-011-0020
UPID
US18-6256438
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
RESTAURANT
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.6M
RETAIL STORES
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL 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
1956
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.76 ac
Current owner
From public records · entity-resolved
River & 16th Property LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1000 BRICKELL AVE STE #400, MIAMI, FL 33131-3027
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2018
$3,975,000
River & 16th Property LLC
National Org Of The New Aposto
Grant Deed
—
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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