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Property profile & analytics
OFF-MARKET
Estimated value
$3,670,000
Commercial land
18790 25th Ave, Miami, FL 33180-2716
Entity Owned
3-yr Hold
Property ID
US18-0269235
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1968
Construction
CONCRETE
Total area
3,269 SF
Lot
0.28 ac (12,288 SF)
Zoning code
3061
APN
30-2204-042-0080
UPID
US18-0269235
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
$3.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.67M
Owner & transaction history
Blue Stream Communications LLC · 3 yrs held
Blue Stream Communications LLC
since 2023
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
3061 · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+90.3%
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
$3,480,000
ML approach
$3,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,415,000
Current use
OFFICE BUILDING
$4,600,000
Change: +90% · Conversion: Easy
Blend value · Realmo final
$3.67M
Range $3.30M – $4.04M · ±10% · vs last sale $3.88M (Oct 31 2022)
Last sale anchor
$3.88M
Oct 31 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
$1,123 / 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
$11,139
Tax year 2023
Assessed value
$614,620
Assessed 2023
Previous assessed
$489,457
+25.6% YoY
Effective rate
1.81%
On assessed value
Assessed land
$614,400
Assessed improvement
$220
Land market value
$614,400
Improvement market value
$220
Total market value
$614,620
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
3,269 SF
Lot
0.28 ac (12,288 SF)
Zoning code
3061
APN
30-2204-042-0080
UPID
US18-0269235
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3061 · Miami, FL
Zoning 3061 · permitted uses
3061 · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
OFFICE BUILDING
Est. value
$4.6M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.28 ac
Current owner
From public records · entity-resolved
Blue Stream Communications LLC
Entity
Mailing address
12409 NW 35TH ST, CORAL SPRINGS, FL 33065-2413
Ownership since
2023
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
May 22, 2024
—
Htg Oasis Ltd
—
Deed
related
$2,375,000 · Miami Dade County
Nov 14, 2023
—
Htg Oasis Ltd
—
Deed
related
$376,850 · Berkadia Commercial Mortgage LLC
May 26, 2023
—
Blue Stream Communications LLC
Htg Oasis Ltd
Agreement Of Sale
—
Oct 31, 2022
$3,875,000
Htg Oasis LLC
Th Aventura LLC
Special Warranty Deed
$5,000,000 · Jpmorgan Chase Bank NA
Jan 13, 2015
$1,500,000
Th Aventura LLC
25th Avenue LLC
Grant Deed
—
Nov 21, 2011
—
25th Avenue LLC
Sapoznik,rachel
Quit Claim Deed
related
—
Jun 2, 2010
$410,000
Rachel Sapoznik
Art Holding USA LLC
Warranty Deed
—
Apr 27, 2010
$201,000
Art Holding USA LLC
Poulad,michael
Warranty Deed
—
Mar 21, 2006
$520,000
Michael Poulad
Czarnecki,stanley
Warranty Deed
$441,000 · Homebanc Mortgage Corp
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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