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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
16821 6th Ave North Miami Beach, FL 33162-2405
Trust Owned
5-yr Hold
~
Est. High Equity
Property ID
US19-0738108
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1954
Construction
CONCRETE
Total area
1,692 SF
Lot
0.16 ac (7,150 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
07-2207-014-0300
UPID
US19-0738108
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
by Request
Comparable Approach
Comparable
$645k
Blend (final)
Blend
$515k
Owner & transaction history
16821 Trust · 5 yrs held
16821 Trust
since 2020
4 recorded transactions
Zoning & alternative use
4800:PLANNED RESID OFFICE · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Retail stores
$790,000
+41.9%
Medical building
$745,000
+33.5%
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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$555,000
Current use
RETAIL STORES
$790,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$745,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$505,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$304 / 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
$6,720
Tax year 2023
Assessed value
$394,982
Assessed 2023
Previous assessed
$252,345
+56.5% YoY
Effective rate
1.70%
On assessed value
Assessed land
$286,000
Assessed improvement
$108,982
Land market value
$286,000
Improvement market value
$108,982
Total market value
$394,982
Applied tax rate
700.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1954
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
1,692 SF
Lot
0.16 ac (7,150 SF)
Zoning code
4800:PLANNED RESID OFFICE
APN
07-2207-014-0300
UPID
US19-0738108
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4800:PLANNED RESID OFFICE · North Miami Beach, FLZoning 4800:PLANNED RESID OFFICE · permitted uses
4800:PLANNED RESID OFFICE · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$555,000
RETAIL STORES
Est. value
$790,000
MEDICAL BUILDING
Est. value
$745,000
WAREHOUSE, STORAGE
Est. value
$505,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1954
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
16821 Trust
Trust
Mailing address
16601 NE 6TH AVE, NORTH MIAMI BEACH, FL 33162-3607
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2020
—
16821 Trust
Selest Health Center INC
Warranty Deed
—
Jan 10, 2005
$285,000
Select Medical Clinic INC
Brigante,adrian & Sonia
Warranty Deed
$230,000 · California Bank & Trust
Sep 17, 2002
$125,000
Adrian Brigante
Advocates For Children & Famil
Grant Deed
—
—
—
Adrian Brigante
—
Deed Of Trust
related
$128,000 · Argent Mortgage Co LLC
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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