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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Community centers
18224 27th Ave Miami Gardens, FL 33056-3501
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US18-7727737
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1973
Construction
CONCRETE
Total area
8,625 SF
Lot
32.81 ac (1,429,238 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2109-001-0010
UPID
US18-7727737
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.84M
Owner & transaction history
Gardens & 27 LLC · 11 yrs held
Gardens & 27 LLC
since 2015
5 recorded transactions
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.8M
+54.5%
Warehouse, storage
$2.6M
+4.6%
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 Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Gardens 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
NEIGHBORHOOD: SHOPPING CENTER
$2,450,000
Current use
MEDICAL BUILDING
$3,790,000
Change: +55% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,565,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±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
$329 / 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
$1,586,342
Tax year 2023
Assessed value
$73,800,000
Assessed 2023
Previous assessed
$73,800,000
+0.0% YoY
Effective rate
2.15%
On assessed value
Assessed land
$8,575,428
Assessed improvement
$65,224,572
Land market value
$8,575,428
Improvement market value
$65,224,572
Total market value
$73,800,000
Applied tax rate
3,400.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
13
Stories
1
Total area
8,625 SF
Lot
32.81 ac (1,429,238 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2109-001-0010
UPID
US18-7727737
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Zoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
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
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
13
Lot
32.81 ac
Current owner
From public records · entity-resolved
Gardens & 27 LLC
Entity
Mailing address
696 NE 125TH ST, NORTH MIAMI, FL 33161-5546
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2017
—
Gardens & 27 LLC
—
Grant Deed
related
$86,000,000 · Ocean Bk
May 8, 2017
—
Gardens & 27 LLC
—
Grant Deed
related
$86,000,000 · Ocean Bk
Apr 2, 2015
$7,075,000
Gardens & 27 LLC
82 Sl Associates Of Florida
Grant Deed
$7,200,000 · Gardens & 27 Mortgagee LLC
Apr 2, 2015
—
82 Sl Associates Of Florida
Michael Charles R
Grant Deed
—
—
—
18030 Food Corp
—
Deed Of Trust
related
$500,000 · C T Stores INC
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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