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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Manufacturing properties
16909 4th Ave North Miami Beach, FL 33169-5929
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4421365
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Construction
CONCRETE
Total area
8,330 SF
Lot
0.31 ac (13,657 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
07-2112-009-0430
UPID
US18-4421365
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
$1.72M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.68M
Owner & transaction history
Sasson Realty LLC · 1 yrs held
Sasson Realty LLC
since 2025
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Warehouse, storage
$2.5M
+43.2%
Neighborhood: shopping center
$2.4M
+36.9%
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%
$1,865,000
6.5%
$1,720,000
7%
$1,600,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,730,000
Current use
WAREHOUSE, STORAGE
$2,475,000
Change: +43% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,370,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±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
$201 / 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
$21,764
Tax year 2023
Assessed value
$1,506,000
Assessed 2023
Previous assessed
$966,000
+55.9% YoY
Effective rate
1.45%
On assessed value
Assessed land
$286,797
Assessed improvement
$1,219,203
Land market value
$286,797
Improvement market value
$1,219,203
Total market value
$1,506,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
8,330 SF
Lot
0.31 ac (13,657 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
07-2112-009-0430
UPID
US18-4421365
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami Beach, FLZoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
INDUSTRIAL (GENERAL) Current
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
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
Sasson Realty LLC
Entity
Mailing address
2780 NE 183RD ST APT #1717, AVENTURA, FL 33160-2144
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Sasson Realty LLC
Vilma Darwish
Special Warranty Deed
—
Mar 8, 2023
—
Vilma Darwish
Alberto S Chviech
Correction Deed
related
—
Sep 13, 2022
—
Saleh Darwish
Vilma Darwish
Intrafamily Transfer
related
—
Apr 26, 2021
$746,250
Vilma Darwish
Alberto S Chviech
Special Warranty Deed
—
Nov 9, 2018
$100
Chviech,alberto S Living Trust
Chviech,alberto S
Warranty Deed
related
—
Oct 19, 2018
$100
Alberto S Chviech
Chviech,alberto S
Grant Deed
related
—
—
—
Alberto S Chviech
—
Deed Of Trust
related
$179,672 · Bankatlantic Fsb
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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