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Property profile & analytics
OFF-MARKET
Estimated value
$8,445,000
Office buildings
2020 163rd St North Miami Beach, FL 33162-4927
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-8741530
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1968
Construction
CONCRETE
Total area
31,145 SF
Lot
1.34 ac (58,500 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2216-012-0230
UPID
US18-8741530
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
$9.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.09M
Blend (final)
Blend
$8.45M
Owner & transaction history
2020 Office Nmb LLC · 6 yrs held
2020 Office Nmb LLC
since 2020
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Medical building
$13.7M
+33.5%
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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami 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
$9,390,000
ML approach
$9,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,245,000
Current use
MEDICAL BUILDING
$13,680,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$9,260,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,850,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.45M
Range $7.60M – $9.29M · ±10% · vs last sale $6.00M (Jan 10 2020)
Last sale anchor
$6.00M
Jan 10 2020
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
$271 / 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
$89,989
Tax year 2023
Assessed value
$5,567,500
Assessed 2023
Previous assessed
$4,900,000
+13.6% YoY
Effective rate
1.62%
On assessed value
Assessed land
$5,557,500
Assessed improvement
$10,000
Land market value
$5,557,500
Improvement market value
$10,000
Total market value
$5,567,500
Applied tax rate
700.0000
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
3
Total area
31,145 SF
Lot
1.34 ac (58,500 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2216-012-0230
UPID
US18-8741530
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.2M
MEDICAL BUILDING
Est. value
$13.7M
WAREHOUSE, STORAGE
Est. value
$9.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.9M
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Lot
1.34 ac
Current owner
From public records · entity-resolved
2020 Office Nmb LLC
Entity
Mailing address
2020 NE 163RD ST STE #300, NORTH MIAMI BEACH, FL 33162-4927
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2020
$6,000,000
2020 Office Nmb LLC
Office 2020 LLC
Warranty Deed
$2,000,000 · Interaudi Bank
Aug 27, 2018
—
Office 2020 LLC
—
Deed
related
$3,300,000 · Legacy Bk/fl
Jul 26, 2017
—
Office 2020 LLC
—
Deed
related
$3,500,000 · Trez Cap Fl Corp
Aug 26, 2008
$4,200,000
Office 2020 LLC
Larsens 2020 Executive Office
Warranty Deed
$3,150,000 · Rbc Bank (usa)
Jun 17, 2004
$2,175,000
Larsens 2020 Executive Office
2020 Properties LLC
Grant Deed
related
$2,000,000 · Column Financial INC
Aug 14, 2000
$1,230,000
2020 Properties LLC
2020 Building INC
Grant Deed
related
—
Sep 3, 1997
$1,300,000
2020 Building INC
2020 Investments INC
Grant Deed
related
$1,000,000 · Union Bank Of Florida
—
—
Office 2020 LLC
—
Loan Modification
related
$2,500,000 · Pnc Bk
—
—
Office 2020 LLC
—
Deed Of Trust
related
$3,500,000 · Trez Cap Fl Corp
—
—
Office 2020 LLC
—
Loan Modification
related
$3,300,000 · Legacy Bk/fl
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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