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Property profile & analytics
OFF-MARKET
Estimated value
$7,795,000
Warehouses
16725 20th Ave Miami Gardens, FL 33056-4821
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2930779
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1974
Construction
CONCRETE
Total area
28,896 SF
Lot
2.53 ac (110,313 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2110-001-4650
UPID
US18-2930779
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
$8.38M
CAP Approach
CAP
$7.25M
Comparable Approach
Comparable
$8.94M
Blend (final)
Blend
$7.80M
Owner & transaction history
16725 Cohen LLC · 3 yrs held
16725 Cohen LLC
since 2022
Last sale
$6.9M
3 recorded transactions
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$12.7M
+47.7%
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
$8,490,000
ML approach
$8,375,000
CAP Approach
CAP Return
Estimation
6%
$7,855,000
6.5%
$7,250,000
7%
$6,735,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,590,000
Current use
MEDICAL BUILDING
$12,690,000
Change: +48% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,215,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$7.80M
Range $7.02M – $8.57M · ±10% · vs last sale $6.85M (Sep 8 2022)
Last sale anchor
$6.85M
Sep 8 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
$270 / 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
$125,088
Tax year 2023
Assessed value
$5,333,000
Assessed 2023
Previous assessed
$3,558,000
+49.9% YoY
Effective rate
2.35%
On assessed value
Assessed land
$1,654,695
Assessed improvement
$3,678,305
Land market value
$1,654,695
Improvement market value
$3,678,305
Total market value
$5,333,000
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
1974
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
28,896 SF
Lot
2.53 ac (110,313 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2110-001-4650
UPID
US18-2930779
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Zoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · 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
$8.6M
MEDICAL BUILDING
Est. value
$12.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.2M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1974
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.53 ac
Current owner
From public records · entity-resolved
16725 Cohen LLC
Entity
Mailing address
45 NW 21ST ST, MIAMI, FL 33127-4928
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
Sep 8, 2022
$6,850,000
16725 Cohen LLC
16725 Nw 20 Th Avenue LLC
Special Warranty Deed
—
Nov 3, 2016
$2,935,500
16725 Nw 20th Avenue LLC
Warehouse 99 Of Miami INC
Warranty Deed
$2,348,400 · Professional Bank
Apr 30, 2004
—
Warehouse 99 Of Miami INC
—
Deed Of Trust
related
$1,205,000 · Bank Of America
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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