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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Outlet malls
18 4th Rd Homestead, FL 33030
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-4990941
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1989
Construction
CONCRETE
Total area
3,750 SF
Lot
0.26 ac (11,250 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
10-7918-008-1840
UPID
US18-4990941
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
$830k
CAP Approach
CAP
$975k
Comparable Approach
Comparable
$814k
Blend (final)
Blend
$775k
Owner & transaction history
Pdelv Properties LLC · 6 yrs held
Pdelv Properties LLC
since 2020
Last sale
$610,000
2 recorded transactions
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+57.5%
Office building
$1.2M
+46.6%
Neighborhood: shopping center
$1.1M
+35.2%
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 Homestead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homestead 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
$825,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$1,055,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
RETAIL STORES
$795,000
Current use
COMMERCIAL (GENERAL)
$1,255,000
Change: +58% · Conversion: Easy
OFFICE BUILDING
$1,165,000
Change: +47% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,075,000
Change: +35% · Conversion: Moderate
WAREHOUSE, STORAGE
$800,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $610k (Jan 9 2020)
Last sale anchor
$610k
Jan 9 2020
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
$207 / 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
$9,724
Tax year 2023
Assessed value
$546,373
Assessed 2023
Previous assessed
$549,401
-0.6% YoY
Effective rate
1.78%
On assessed value
Assessed land
$337,500
Assessed improvement
$208,873
Land market value
$337,500
Improvement market value
$208,873
Total market value
$546,373
Applied tax rate
1,000.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
3,750 SF
Lot
0.26 ac (11,250 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
10-7918-008-1840
UPID
US18-4990941
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Homestead, FL
Zoning 6300:COMMERCIAL,RESTRICT · permitted uses
6300:COMMERCIAL,RESTRICT · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homestead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$800,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Pdelv Properties LLC
Entity
Mailing address
28 N HOMESTEAD BLVD, HOMESTEAD, FL 33030-7416
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2020
$610,000
Pdelv Properties LLC
Reece T Johnson
Warranty Deed
$535,000 · Reece T Johnson
Mar 5, 2004
$262,500
Reece T Johnson
J A & M G INC
Grant Deed
$215,000 · John & Sylvia Accursio
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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