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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Commercial land
18625 24th Ct Miami, FL 33180-2743
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-7454436
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1957
Construction
CONCRETE
Total area
1,344 SF
Lot
1.62 ac (70,500 SF)
Zoning code
6061
APN
30-2204-002-0010
UPID
US18-7454436
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
$490k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$545k
Owner & transaction history
West Aventura Tic 2e LLC · 5 yrs held
West Aventura Tic 2e LLC
since 2021
7 recorded transactions
Zoning & alternative use
6061 · Miami, FL
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$530,000
6.5%
$490,000
7%
$455,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$880,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$406 / 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
$94,703
Tax year 2023
Assessed value
$6,345,000
Assessed 2023
Previous assessed
$6,345,000
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$6,345,000
Land market value
$6,345,000
Total market value
$6,345,000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1957
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,344 SF
Lot
1.62 ac (70,500 SF)
Zoning code
6061
APN
30-2204-002-0010
UPID
US18-7454436
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6061 · Miami, FLZoning 6061 · permitted uses
6061 · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$880,000
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
1957
Construction
CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Lot
1.62 ac
Current owner
From public records · entity-resolved
West Aventura Tic 2e LLC
Entity
Mailing address
25101 CHAGRIN BLVD STE #300, BEACHWOOD, OH 44122-5693
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2021
—
West Aventura Tic 2e LLC
West Aventura Developers LLC
Special Warranty Deed
—
Feb 26, 2021
—
West Aventura Tic 1e LLC
West Aventura Developers LLC
Intrafamily Transfer
related
—
May 5, 2017
$400,000
West Aventura Developers LLC
Ojus 55 LLC
Warranty Deed
—
Jan 27, 2014
$179,000
Ojus 55 LLC
Long Bch Mtg Lo Trust 2006-9
Grant Deed
—
Aug 5, 2013
$195,100
Long Beach Mtg Loan Trust 2006-9
Madassery,francis Coc
Trustees Deed
related
—
Apr 19, 2005
$425,000
Francis Madassery
Kochlany,ron V
Warranty Deed
$340,000 · Peoples Choice Home Loan INC
Nov 25, 2002
$175,000
Ron V Kochlany
Hawthorne,lambert & Pauline
Grant Deed
$166,250 · Indymac Bank Fsb
—
—
Ron V Kochlany
—
Deed Of Trust
related
$231,000 · Impac Funding Corp
—
—
Francis Madassery
—
Deed Of Trust
related
$56,000 · Battaglia Walter & J Tr (tr)
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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