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Property profile & analytics
OFF-MARKET
Estimated value
$3,265,000
Office buildings
18801 Collins Ave Sunny Isles Beach, FL 33160-2407
Entity Owned
3-yr Hold
Property ID
US18-6262890
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2022
Total area
8,907 SF
Lot
4.72 ac (205,424 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
31-2202-003-0120
UPID
US18-6262890
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
$4.20M
Comparable Approach
Comparable
$4.41M
Blend (final)
Blend
$3.27M
Owner & transaction history
Sun Amigos 1603 LLC · 3 yrs held
Sun Amigos 1603 LLC
since 2022
7 recorded transactions
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · Sunny Isles Beach, 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 Sunny Isles Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunny Isles 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,545,000
6.5%
$4,195,000
7%
$3,895,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,095,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$3.27M
Range $2.94M – $3.59M · ±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
$367 / 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
$2,261,016
Tax year 2023
Assessed value
$150,315,570
Assessed 2023
Previous assessed
$150,315,570
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$149,959,520
Assessed improvement
$356,050
Land market value
$149,959,520
Improvement market value
$356,050
Total market value
$150,315,570
Applied tax rate
3,100.0000
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
2022
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
8,907 SF
Lot
4.72 ac (205,424 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
31-2202-003-0120
UPID
US18-6262890
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · Sunny Isles Beach, FLZoning 5000:HOTELS&MOTELS-GEN · permitted uses
5000:HOTELS&MOTELS-GEN · Sunny Isles Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$5.1M
RETAIL STORES
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
2022
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.72 ac
Current owner
From public records · entity-resolved
Sun Amigos 1603 LLC
Entity
Mailing address
PO BOX 611510, NORTH MIAMI, FL 33261-1510
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2022
$370,000
Sun Amigos 1603 LLC
Michael Krayn
Warranty Deed
$277,500 · C 1 Holdings INC
May 5, 2020
—
La Playa Beach Associates LLC
—
Deed
related
$88,000,000 · Bank Ozk
Feb 19, 2020
—
La Playa Beach Associates LLC
—
Deed
related
$88,000,000 · Banco Sabadell Sa
Dec 23, 2016
—
La Playa Beach Associates LLC
—
Deed
related
$85,000,000 · Banco Inbursa Sa
Nov 10, 2010
—
Jp Morgan Chase Bank NA
Federal National Mortgage Associati
Quit Claim Deed
—
—
—
La Playa Beach Associates LLC
—
Loan Modification
related
$85,000,000 · Banco Inbursa Sa
—
—
La Playa Beach Associates LLC
—
Loan Modification
related
$88,000,000 · Banco Sabadell Sa
—
—
La Playa Beach Associates LLC
—
Loan Modification
related
$88,000,000 · Bank Ozk
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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