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Property profile & analytics
OFF-MARKET
Estimated value
$16,030,000
Assisted living facilities
18905 25th Ave Miami, FL 33180-3208
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-1617745
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Construction
CONCRETE
Total area
73,136 SF
Lot
3.54 ac (154,189 SF)
Zoning code
3161
APN
30-2204-051-0010
UPID
US18-1617745
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
-
Oracle Diagnostic Laboratories Medical Laboratory
-
Illuminate ABA Therapy Crisis Center Medical Clinic
-
Praseeda Narayanan Physician
-
Regents Park At Aventura Nursing Home
-
Bnai Israel Rehabilitation Synagogue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.19M
Blend (final)
Blend
$16.03M
Owner & transaction history
Aventura Fl Property LLC · 4 yrs held
Aventura Fl Property LLC
since 2021
Last sale
$15.9M
7 recorded transactions
Zoning & alternative use
3161 · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$21.7M
+23.4%
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
$20,715,000
ML approach
$12,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$17,625,000
Current use
WAREHOUSE, STORAGE
$21,745,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$16.03M
Range $14.43M – $17.63M · ±10% · vs last sale $15.90M (Nov 18 2021)
Last sale anchor
$15.90M
Nov 18 2021
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
$219 / 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
$212,357
Tax year 2023
Assessed value
$13,220,000
Assessed 2023
Previous assessed
$9,590,000
+37.9% YoY
Effective rate
1.61%
On assessed value
Assessed land
$7,660,225
Assessed improvement
$5,559,775
Land market value
$7,660,225
Improvement market value
$5,559,775
Total market value
$13,220,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Units
180
Total area
73,136 SF
Lot
3.54 ac (154,189 SF)
Zoning code
3161
APN
30-2204-051-0010
UPID
US18-1617745
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3161 · Miami, FL
Zoning 3161 · permitted uses
3161 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$17.6M
WAREHOUSE, STORAGE
Est. value
$21.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
WAREHOUSE, STORAGE
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
1987
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Units
180
Lot
3.54 ac
Current owner
From public records · entity-resolved
Aventura Fl Property LLC
Entity
Mailing address
2540 NE 190TH ST, MIAMI, FL 33180
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2024
—
Aventura Fl Property LLC
—
Deed
related
$20,703,000 · Valley National Bank
Nov 18, 2021
$15,900,000
Aventura Fl Property LLC
Regents Park At Aventures Associate
Special Warranty Deed
$64,522,001 · Vnb New York LLC
Aug 5, 2020
—
Regents Pk At Aventura Assocs
—
Deed
related
$8,342,098 · Housing & Healthcare Fin
Nov 30, 2011
—
Regents Park Of Aventura Assocs L
—
Deed Of Trust
related
$10,637,100 · Housing & Healthcare Finance
May 11, 2000
$9,000,000
Regents Park At Aventura Assoc
Oakwood Terrace
Grant Deed
$7,500,000 · American Nat'l Bk & Tr Chicago
—
—
Tolin,harvey S
—
Deed Of Trust
related
$1,000,000 · Regents Park At Aventura Assoc
—
—
Regents Pk At Aventura Assocs
—
Loan Modification
related
$8,342,098 · Housing & Healthcare Fin
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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