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Property profile & analytics
OFF-MARKET
Estimated value
$17,700,000
Outlet malls
18495 Biscayne Blvd Aventura, FL 33160-2107
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-3151861
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1994
Construction
CONCRETE
Total area
28,376 SF
Lot
2.19 ac (95,278 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
28-2203-050-0010
UPID
US18-3151861
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
$17.70M
CAP Approach
CAP
$14.25M
Comparable Approach
Comparable
$19.65M
Blend (final)
Blend
$17.70M
Owner & transaction history
Ks26 Investments LLC · 1 yrs held
Ks26 Investments LLC
since 2024
Last sale
$17.7M
2 recorded transactions
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Aventura, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.0M
+29.6%
Commercial (general)
$21.0M
+29.2%
Office building
$19.4M
+19.2%
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 Aventura submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aventura 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
$17,700,000
ML approach
$17,700,000
CAP Approach
CAP Return
Estimation
6%
$15,430,000
6.5%
$14,245,000
7%
$13,225,000
Alternative Use
Use
Estimation
RETAIL STORES
$16,235,000
Current use
RESTAURANT
$21,045,000
Change: +30% · Conversion: Easy
COMMERCIAL (GENERAL)
$20,980,000
Change: +29% · Conversion: Easy
OFFICE BUILDING
$19,355,000
Change: +19% · Conversion: Easy
AUTO REPAIR, GARAGE
$18,550,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$17.70M
Range $15.93M – $19.47M · ±10% · vs last sale $17.70M (Aug 22 2024)
Last sale anchor
$17.70M
Aug 22 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
$624 / 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
$189,908
Tax year 2023
Assessed value
$11,512,000
Assessed 2023
Previous assessed
$10,900,000
+5.6% YoY
Effective rate
1.65%
On assessed value
Assessed land
$8,098,630
Assessed improvement
$3,413,370
Land market value
$8,098,630
Improvement market value
$3,413,370
Total market value
$11,512,000
Applied tax rate
2,800.0000
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
1994
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
28,376 SF
Lot
2.19 ac (95,278 SF)
Zoning code
6000:COMMERCIAL,GENERAL
APN
28-2203-050-0010
UPID
US18-3151861
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6000:COMMERCIAL,GENERAL · Aventura, FL
Zoning 6000:COMMERCIAL,GENERAL · permitted uses
6000:COMMERCIAL,GENERAL · Aventura, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aventura. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$16.2M
RESTAURANT
Est. value
$21.0M
COMMERCIAL (GENERAL)
Est. value
$21.0M
OFFICE BUILDING
Est. value
$19.4M
AUTO REPAIR, GARAGE
Est. value
$18.6M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1994
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.19 ac
Current owner
From public records · entity-resolved
Ks26 Investments LLC
Entity
Mailing address
16690 COLLINS AVE STE #1004, SUNNY ISLES BEACH, FL 33160-5687
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2024
$17,700,000
Ks26 Investments LLC
Yad Mgd LLC
Special Warranty Deed
$9,275,000 · City National Bank Of Florida
Nov 17, 2017
$16,384,000
Yad Mgd LLC
Ross Stores INC
Trustees Deed
$19,660,000 · Israel Discount Bk/ny
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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