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Property profile & analytics
FOR SALE
Warehouses
1785 Northwest 21St Ter Miami, FL 33142
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-2312263
For Sale
$1,700,000
1785 Northwest 21St Ter, Miami, FL 33142
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1973
Construction
CONCRETE
Total area
4,500 SF
Lot
0.16 ac (7,000 SF)
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
01-3127-045-0522
UPID
US18-2312263
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
-
Bubba Rose Biscuit Co. (Bike/Boat/Book/etc) Store Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Grey Ghost Holdings LLC · 9 yrs held
Grey Ghost Holdings LLC
since 2016
7 recorded transactions
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+20.1%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
WAREHOUSE, STORAGE
$1,065,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,280,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$174 / 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
$15,588
Tax year 2023
Assessed value
$909,000
Assessed 2023
Previous assessed
$788,000
+15.4% YoY
Effective rate
1.71%
On assessed value
Assessed land
$350,000
Assessed improvement
$559,000
Land market value
$350,000
Improvement market value
$559,000
Total market value
$909,000
Applied tax rate
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1973
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
4,500 SF
Lot
0.16 ac (7,000 SF)
Zoning code
7700:INDUSTRIAL,RESTRICT
APN
01-3127-045-0522
UPID
US18-2312263
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7700:INDUSTRIAL,RESTRICT · Miami, FL
Zoning 7700:INDUSTRIAL,RESTRICT · permitted uses
7700:INDUSTRIAL,RESTRICT · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
WAREHOUSE, STORAGE Current
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
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Grey Ghost Holdings LLC
Entity
Mailing address
1785 NW 21ST TER, MIAMI, FL 33142-7437
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Sep 11, 2023
—
Grey Ghost Holdings LLC
—
Deed
related
$725,000 · Velocity Commercial Capital LLC
Nov 17, 2016
$476,250
Grey Ghost Holdings LLC
Dona Arepa INC
Warranty Deed
$415,000 · Celtic Bank Corporation
Sep 12, 2016
—
Dona Arepa INC
—
Deed
related
$70,000 · Alberto Diaz
Mar 11, 1998
$115,000
Dona Arepa INC
Alfonso,maria L
Trustees Deed
—
—
—
Dona Arepa INC
—
Deed Of Trust
related
$92,000 · Miami Capital Development
—
—
Dona Arepa INC
—
Deed Of Trust
related
$163,500 · Ocean Bank
—
—
Dona Arepa INC
—
Loan Modification
related
$70,000 · Alberto Diaz
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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