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Property profile & analytics
OFF-MARKET
Estimated value
$7,255,000
Warehouses
18500 5th Ave Miami, FL 33179-4526
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5440267
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Construction
CONCRETE
Total area
53,785 SF
Lot
2.19 ac (95,614 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-2206-035-0010
UPID
US18-5440267
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
Current use
Occupant on record · Public records
-
Spazio Corporate Office Corporate Office
-
Via Uomo (Bike/Boat/Book/etc) Store
-
Inefable Church Church
-
Spazio Clothing Store
-
BHC Management Co Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.26M
Owner & transaction history
Ndw Porter LLC · 19 yrs held
Ndw Porter LLC
since 2007
1 recorded transaction
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$135 / 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
$96,252
Tax year 2023
Assessed value
$7,255,000
Assessed 2023
Previous assessed
$6,167,000
+17.6% YoY
Effective rate
1.33%
On assessed value
Assessed land
$4,087,498
Assessed improvement
$3,167,502
Land market value
$4,087,498
Improvement market value
$3,167,502
Total market value
$7,255,000
Applied tax rate
3,000.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1971
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
53,785 SF
Lot
2.19 ac (95,614 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-2206-035-0010
UPID
US18-5440267
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1971
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.19 ac
Current owner
From public records · entity-resolved
Ndw Porter LLC
Entity
Free & Clear · 19 yrs held
Mailing address
2372 PR AVE, MIAMI BEACH, FL 33140-3404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2007
—
Ndw Porter LLC
Porter Edward 2002 Trust
Quit Claim Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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