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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Office buildings
1825 164th St North Miami Beach, FL 33162-4100
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-4013090
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
CONCRETE
Total area
2,976 SF
Lot
0.16 ac (7,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2216-001-0550
UPID
US18-4013090
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
$1.08M
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.08M
Owner & transaction history
Doral Park Center LLC · 4 yrs held
Doral Park Center LLC
since 2022
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Retail stores
$1.4M
+41.9%
Medical building
$1.3M
+33.5%
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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami 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
$1,120,000
ML approach
$1,075,000
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$980,000
Current use
RETAIL STORES
$1,390,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$1,305,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$885,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±10% · vs last sale $1.05M (May 23 2022)
Last sale anchor
$1.05M
May 23 2022
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
$361 / 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
$17,759
Tax year 2023
Assessed value
$830,843
Assessed 2023
Previous assessed
$725,888
+14.5% YoY
Effective rate
2.14%
On assessed value
Assessed land
$665,000
Assessed improvement
$165,843
Land market value
$665,000
Improvement market value
$165,843
Total market value
$830,843
Applied tax rate
700.0000
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
Status
Off-Market
Year built
1959
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
2,976 SF
Lot
0.16 ac (7,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2216-001-0550
UPID
US18-4013090
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$980,000
RETAIL STORES
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$885,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1959
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Doral Park Center LLC
Entity
Free & Clear · 4 yrs held
Mailing address
18201 COLLINS AVE APT #3607, SUNNY ISLES BEACH, FL 33160-5140
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
$1,050,000
Doral Park Center LLC
Tescher Yaffa
Warranty Deed
—
Jul 23, 2010
—
Tescher Yaffa Trust
Tescher,yaffa
Quit Claim Deed
related
—
—
—
Edward N Tescher
—
Deed Of Trust
related
$80,000 · Nationsbank
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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