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Property profile & analytics
OFF-MARKET
Estimated value
$4,445,000
Assisted living facilities
1753 Michigan Ave, Miami Beach, FL 33139-2416
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3720673
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1938
Construction
CONCRETE
Total area
4,056 SF
Lot
0.17 ac (7,500 SF)
Zoning code
0100:SINGLE FAM,GENERAL
APN
02-3234-004-0570
UPID
US18-3720673
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
$4.64M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.45M
Owner & transaction history
Pre Fer Service INC · 1 yrs held
Pre Fer Service INC
since 2025
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
0100:SINGLE FAM,GENERAL · Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.4M
+246.4%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$4,640,000
ML approach
$4,640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,385,000
Change: +246% · Conversion: Difficult
Blend value · Realmo final
$4.45M
Range $4.00M – $4.89M · ±10% · vs last sale $4.25M (Feb 5 2025)
Last sale anchor
$4.25M
Feb 5 2025
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
$1,096 / 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
$37,370
Tax year 2023
Assessed value
$1,977,600
Assessed 2023
Previous assessed
$1,977,600
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$1,387,500
Assessed improvement
$590,100
Land market value
$1,387,500
Improvement market value
$590,100
Total market value
$1,977,600
Applied tax rate
200.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1938
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
30
Total area
4,056 SF
Lot
0.17 ac (7,500 SF)
Zoning code
0100:SINGLE FAM,GENERAL
APN
02-3234-004-0570
UPID
US18-3720673
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
0100:SINGLE FAM,GENERAL · Miami Beach, FL
Zoning 0100:SINGLE FAM,GENERAL · permitted uses
0100:SINGLE FAM,GENERAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.4M
COMMERCIAL (GENERAL)
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
1938
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
30
Lot
0.17 ac
Current owner
From public records · entity-resolved
Pre Fer Service INC
Entity
Mailing address
6955 NW 77TH AVE STE #304, MIAMI, FL 33166-2846
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2025
—
Pre Fer Service INC
—
Deed
related
$1,000,000 · Hersab Holdings LLC
May 5, 2025
$4,250,000
Pre Fer Service INC
Consulting & Administrative LLC
Warranty Deed
$3,587,530 · Simplending Financial LLC
Apr 1, 2025
—
Pre Fer Service INC
Consulting & Administrative LLC
Warranty Deed
—
Apr 19, 2024
—
Consulting & Administrative LLC
Rockwell Management Corp
Quit Claim Deed
related
—
May 17, 2023
$4,642,000
Rockwell Management Corp
Bardisa Family Lending 1 LLC
Special Warranty Deed
—
Mar 21, 2022
$4,850,000
Bardisa Family Lending 1 LLC
Rockwell Management Corp
Warranty Deed
$2,242,000 · City First Mortgage Corp
Jan 29, 2021
—
Rockwell Management Corp
—
Deed
related
$1,500,000 · Miguel A I Scelzi
Nov 19, 2020
$2,500,000
Rockwell Management Corp
Miami Commercial Adviser LLC
Warranty Deed
$1,500,000 · City First Mortgage Corp
Nov 13, 2020
$1,950,000
Miami Commercial Adviser LLC
Florence Black
Warranty Deed
—
Aug 23, 2019
$100
Black,florence Trust
Black,florence
Warranty Deed
related
—
Dec 1, 2017
—
Florence Black
—
Deed
related
$850,000 · Concepcion Holdings LLC
—
—
Florence Black
—
Deed Of Trust
related
$850,000 · Concepcion Holdings LLC
—
—
Florence Black
—
Deed Of Trust
related
$630,000 · First Bank Of Miami
—
—
Florence Black
—
Loan Modification
related
$850,000 · Concepcion Holdings LLC
—
—
Rockwell Management Corp
—
Deed Of Trust
related
$1,500,000 · Miguel A I Scelzi
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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