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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Warehouses
16701 256th St, Homestead, FL 33031-1912
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6827511
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2017
Construction
LIGHT FRAME
Total area
9,500 SF
Lot
4.16 ac (181,210 SF)
Zoning code
9000:AGRICULTURE
APN
30-6930-000-0071
UPID
US18-6827511
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
$1.76M
CAP Approach
CAP
$1.92M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.66M
Owner & transaction history
Vadal Trading Group LLC · 3 yrs held
Vadal Trading Group LLC
since 2022
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
9000:AGRICULTURE · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+34.2%
Retail stores
$2.4M
+18.5%
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 Homestead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homestead 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
$1,860,000
ML approach
$1,755,000
CAP Approach
CAP Return
Estimation
6%
$2,075,000
6.5%
$1,915,000
7%
$1,780,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,030,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,725,000
Change: +34% · Conversion: Moderate
RETAIL STORES
$2,410,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±10% · vs last sale $1.50M (Aug 23 2022)
Last sale anchor
$1.50M
Aug 23 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
$174 / 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
$16,033
Tax year 2023
Assessed value
$940,130
Assessed 2023
Previous assessed
$565,287
+66.3% YoY
Effective rate
1.71%
On assessed value
Assessed land
$478,400
Assessed improvement
$461,730
Land market value
$478,400
Improvement market value
$461,730
Total market value
$940,130
Applied tax rate
3,000.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2017
Construction
LIGHT FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
9,500 SF
Lot
4.16 ac (181,210 SF)
Zoning code
9000:AGRICULTURE
APN
30-6930-000-0071
UPID
US18-6827511
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
9000:AGRICULTURE · Homestead, FL
Zoning 9000:AGRICULTURE · permitted uses
9000:AGRICULTURE · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homestead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
RETAIL STORES
Est. value
$2.4M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2017
Construction
LIGHT FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
4.16 ac
Current owner
From public records · entity-resolved
Vadal Trading Group LLC
Entity
Mailing address
1427 E HILLSBORO BLVD APT #626, DEERFIELD BEACH, FL 33441-4214
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2022
$1,500,000
Vadal Trading Group LLC
Nancy R German
Warranty Deed
$1,000,000 · Nancy German
Feb 8, 2017
$350,000
Nancy R German
Dominguez,amaury
Warranty Deed
$175,000
—
—
Oscar E Dominguez
—
Deed Of Trust
related
$300,000 · Usda Farm Service Agency
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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