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Property profile & analytics
OFF-MARKET
Estimated value
$1,980,000
Office buildings
1805 Ponce De Leon Blvd Ste 200 Coral Gables, FL 33134-4451
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3221786
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2008
Total area
2,019 SF
Zoning code
6400:COMMERCIAL,CENTRAL
APN
03-4108-119-0140
UPID
US18-3221786
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
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.98M
Owner & transaction history
Body Craft Lab Miami LLC · 1 yrs held
Body Craft Lab Miami LLC
since 2024
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Coral Gables, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+90.7%
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 Coral Gables submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Coral Gables 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
$1,980,000
ML approach
$1,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,320,000
Change: +91% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.18M · ±10% · vs last sale $1.98M (Jul 29 2024)
Last sale anchor
$1.98M
Jul 29 2024
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
$981 / 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
$15,557
Tax year 2023
Assessed value
$878,265
Assessed 2023
Previous assessed
$747,030
+17.6% YoY
Effective rate
1.77%
On assessed value
Total market value
$878,265
Applied tax rate
300.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2008
Heating
NONE
Total area
2,019 SF
Zoning code
6400:COMMERCIAL,CENTRAL
APN
03-4108-119-0140
UPID
US18-3221786
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Coral Gables, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Coral Gables, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Coral Gables. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.3M
AUTO REPAIR, GARAGE
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
2008
Heating
NONE
Current owner
From public records · entity-resolved
Body Craft Lab Miami LLC
Entity
Mailing address
2433 FISHER IS DR STE #200, MIAMI BEACH, FL 33109-0120
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2024
$1,980,000
Body Craft Lab Miami LLC
Il Lugano Holding LLC
Warranty Deed
$200,000 · 70 Degrees Air Conditioning LLC
Feb 16, 2017
—
Il Lugano Holding LLC
—
Grant Deed
related
$7,862,740 · Firstbank Puerto Rico
Feb 28, 2014
—
Il Lugano Holding LLC
Pdl Villas LLC
Grant Deed
—
Jan 3, 2013
$2,880,400
Pdl Villas LLC
Villa Ponce Reph LLC
Grant Deed
$16,500,000 · Doral Bank
Apr 5, 2012
$7,972,700
Villa Ponce Reph LLC
Villa Ponce LLC
Grant Deed
—
—
—
Il Lugano Holding LLC
—
Deed Of Trust
related
$6,000,000 · Apollo Bk
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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