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Property profile & analytics
OFF-MARKET
Estimated value
$4,155,000
Office buildings
194 187th St Miami Gardens, FL 33169-4050
Entity Owned
Free & Clear
Property ID
US18-1617161
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Construction
CONCRETE
Total area
13,385 SF
Lot
1.32 ac (57,286 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2101-000-0112
UPID
US18-1617161
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
$3.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$4.16M
Owner & transaction history
194 Property LLC
194 Property LLC
since 2026
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.9M
+76.6%
Warehouse, storage
$4.0M
+19.5%
Neighborhood: shopping center
$3.8M
+14.3%
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 Gardens submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Gardens 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
$3,490,000
ML approach
$3,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,330,000
Current use
MEDICAL BUILDING
$5,880,000
Change: +77% · Conversion: Easy
WAREHOUSE, STORAGE
$3,980,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,805,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$4.16M
Range $3.74M – $4.57M · ±10% · vs last sale $4.50M (Feb 16 2023)
Last sale anchor
$4.50M
Feb 16 2023
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
$310 / 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
$65,529
Tax year 2023
Assessed value
$3,671,552
Assessed 2023
Previous assessed
$2,759,728
+33.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$2,749,728
Assessed improvement
$921,824
Land market value
$2,749,728
Improvement market value
$921,824
Total market value
$3,671,552
Applied tax rate
3,400.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1985
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
13,385 SF
Lot
1.32 ac (57,286 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
34-2101-000-0112
UPID
US18-1617161
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Miami Gardens, FLZoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · Miami Gardens, 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
OFFICE BUILDING Current
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$5.9M
WAREHOUSE, STORAGE
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.32 ac
Current owner
From public records · entity-resolved
194 Property LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1424 NENE EXPY NE, BROOKHAVEN, GA 30329-2018
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2026
$4,100,000
194 Property LLC
Salvation Army
Warranty Deed
—
Feb 16, 2023
$4,500,000
The Salvation Army
194 Nw 187 LLC
Warranty Deed
—
Oct 23, 2020
—
194 Nw 187 LLC
—
Deed
related
$5,000 · Pilot Bk
Jan 13, 2020
$1,600,000
194 Nw 187 LLC
Entercom Operations INC
Special Warranty Deed
$814,650 · Pilot Bank
Dec 10, 2014
$1,755,500
Cbs Radio Stations INC
Beasley Fm Acquisition Corp
Grant Deed
—
—
—
194 Nw 187 LLC
—
Deed Of Trust
related
$5,000 · Pilot Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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