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Property profile & analytics
OFF-MARKET
Estimated value
$4,300,000
Office buildings
17780 Collins Ave Sunny Isles Beach, FL 33160-2827
Trust Owned
18-yr Hold
Free & Clear
Property ID
US18-4286880
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2001
Construction
CONCRETE
Total area
8,057 SF
Lot
0.46 ac (20,100 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
31-2211-003-0070
UPID
US18-4286880
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.80M
Comparable Approach
Comparable
$3.77M
Blend (final)
Blend
$4.30M
Owner & transaction history
Cheung Wai H Trust · 18 yrs held
Cheung Wai H Trust
since 2008
1 recorded transaction
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Sunny Isles Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.0M
+8.7%
Commercial (general)
$6.0M
+8.4%
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 Sunny Isles Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunny Isles 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%
$4,110,000
6.5%
$3,795,000
7%
$3,520,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,495,000
Current use
RESTAURANT
$5,975,000
Change: +9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,955,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,270,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$4,610,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$4.30M
Range $3.87M – $4.73M · ±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
$534 / 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
$76,646
Tax year 2023
Assessed value
$4,496,658
Assessed 2023
Previous assessed
$4,508,742
-0.3% YoY
Effective rate
1.70%
On assessed value
Assessed land
$3,517,500
Assessed improvement
$979,158
Land market value
$3,517,500
Improvement market value
$979,158
Total market value
$4,496,658
Applied tax rate
3,100.0000
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
Off-Market
Year built
2001
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
8,057 SF
Lot
0.46 ac (20,100 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
31-2211-003-0070
UPID
US18-4286880
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Sunny Isles Beach, FLZoning 6300:COMMERCIAL,RESTRICT · permitted uses
6300:COMMERCIAL,RESTRICT · Sunny Isles Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.5M
RESTAURANT
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.3M
RETAIL STORES
Est. value
$4.6M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2001
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Cheung Wai H Trust
Trust
Free & Clear · 18 yrs held
Mailing address
17406 SW 48TH ST, MIRAMAR, FL 33029-5081
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2008
—
Cheung Wai H Trust
Cheung Siu M & Wai H
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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