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Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Warehouses
17260 2nd Ct Miami Gardens, FL 33169-5903
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2611040
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1959
Construction
CONCRETE
Total area
5,325 SF
Lot
0.38 ac (16,580 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2112-019-0210
UPID
US18-2611040
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
$2.38M
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.99M
Owner & transaction history
Pyramid 17260 LLC · 3 yrs held
Pyramid 17260 LLC
since 2022
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.0M
+92.4%
Medical building
$2.3M
+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
$2,480,000
ML approach
$2,375,000
CAP Approach
CAP Return
Estimation
6%
$1,450,000
6.5%
$1,335,000
7%
$1,240,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,585,000
Current use
RETAIL STORES
$3,045,000
Change: +92% · Conversion: Moderate
MEDICAL BUILDING
$2,340,000
Change: +48% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,515,000
Change: -4% · Conversion: Moderate
OFFICE BUILDING
$1,325,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10% · vs last sale $2.00M (Sep 19 2022)
Last sale anchor
$2.00M
Sep 19 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
$373 / 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
$19,116
Tax year 2023
Assessed value
$813,000
Assessed 2023
Previous assessed
$729,000
+11.5% YoY
Effective rate
2.35%
On assessed value
Assessed land
$348,180
Assessed improvement
$464,820
Land market value
$348,180
Improvement market value
$464,820
Total market value
$813,000
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
1959
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
5,325 SF
Lot
0.38 ac (16,580 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
34-2112-019-0210
UPID
US18-2611040
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami Gardens, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · 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
$1.6M
RETAIL STORES
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE Current
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1959
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Pyramid 17260 LLC
Entity
Mailing address
4779 COLLINS AVE APT #3208, MIAMI BEACH, FL 33140-3259
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2022
$2,000,000
Pyramid 17260 LLC
Bb 17260 LLC
Special Warranty Deed
—
Dec 19, 2019
$575,000
Bb 17260 LLC
Mkem LLC
Warranty Deed
—
May 11, 2012
$270,000
Mkem LLC
Kaouk,ronald G
Warranty Deed
—
—
—
Ronald G Kaouk
—
Deed Of Trust
related
$80,000 · Equitable Equity Lending
—
—
Ronald Kaouk
—
Deed Of Trust
related
$100,285 · First United 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.
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