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Property profile & analytics
FOR SALE
Office buildings
16855 NE 2Nd Ave North Miami Beach, FL 33162
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US19-0762723
For Sale
1 / 5
$8,080,000
16855 NE 2Nd Ave, North Miami Beach, FL 33162
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1989
Construction
CONCRETE
Total area
30,110 SF
Lot
2.24 ac (97,716 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2207-008-0010
UPID
US19-0762723
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
$5.66M
Blend (final)
Blend
$8.08M
Owner & transaction history
Nova Southeastern University INC · 3 yrs held
Nova Southeastern University INC
since 2023
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Medical building
$13.2M
+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
$9,905,000
Current use
MEDICAL BUILDING
$13,225,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$8,950,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,560,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.08M
Range $7.27M – $8.89M · ±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
$268 / 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
$141,909
Tax year 2023
Assessed value
$6,965,000
Assessed 2023
Previous assessed
$6,740,000
+3.3% YoY
Effective rate
2.04%
On assessed value
Assessed land
$3,908,640
Assessed improvement
$3,056,360
Land market value
$3,908,640
Improvement market value
$3,056,360
Total market value
$6,965,000
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
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
4
Total area
30,110 SF
Lot
2.24 ac (97,716 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2207-008-0010
UPID
US19-0762723
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · 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
$9.9M
MEDICAL BUILDING
Est. value
$13.2M
WAREHOUSE, STORAGE
Est. value
$9.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.6M
OFFICE BUILDING Current
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Buildings
2
Lot
2.24 ac
Current owner
From public records · entity-resolved
Nova Southeastern University INC
Entity
Mailing address
3301 COLLEGE AVE, DAVIE, FL 33314-7721
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2026
—
Parcel Flower LLC
—
Deed
related
$7,500,000 · Ocean Bank
Jun 16, 2023
—
Parcel Flower LLC
—
Deed
related
$6,000,000 · New Wave Loans Residential LLC
Feb 15, 2023
—
Nova Southeastern University INC
Parcel Flower LLC
Lease
—
Jul 23, 2020
—
Parcel Flower LLC
—
Deed
related
$4,500,000 · Oha 1 LLC
May 20, 2015
$7,000,000
Parcel Flower LLC
Dyc Center LLC
Warranty Deed
—
Sep 23, 2014
$6,050,000
Dyc Center LLC
Dai Investments LLC
Grant Deed
$4,400,000 · Totalbank
Aug 3, 2004
$6,050,000
Dai Investments LLC
Venture 167
Warranty Deed
$4,537,500 · R-g Crown Bank
—
—
Parcel Flower LLC
—
Deed Of Trust
related
$4,500,000 · Oha 1 LLC
—
—
Dai Investments LLC
—
Deed Of Trust
related
$4,100,000 · Ocean Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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