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Property profile & analytics
OFF-MARKET
Estimated value
$11,975,000
Office buildings
205 87th St El Portal, FL 33138-3017
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-0277750
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1952
Construction
CONCRETE
Total area
30,431 SF
Lot
1.86 ac (81,232 SF)
Zoning code
8000:COMMUNITY FACILITY
APN
18-3206-021-0110
UPID
US18-0277750
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.48M
CAP Approach
CAP
$14.33M
Comparable Approach
Comparable
$11.21M
Blend (final)
Blend
$11.98M
Owner & transaction history
Tol Real Estate LLC · 1 yrs held
Tol Real Estate LLC
since 2025
Last sale
$13.7M
6 recorded transactions
Zoning & alternative use
8000:COMMUNITY FACILITY · El Portal, 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 El Portal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Portal 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
$11,395,000
ML approach
$7,480,000
CAP Approach
CAP Return
Estimation
6%
$15,520,000
6.5%
$14,325,000
7%
$13,305,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$19,895,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$11.98M
Range $10.78M – $13.17M · ±10% · vs last sale $13.72M (Apr 3 2025)
Last sale anchor
$13.72M
Apr 3 2025
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
$394 / 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
$90,496
Tax year 2023
Assessed value
$4,019,540
Assessed 2023
Previous assessed
$3,450,952
+16.5% YoY
Effective rate
2.25%
On assessed value
Assessed land
$1,624,640
Assessed improvement
$2,394,900
Land market value
$1,624,640
Improvement market value
$2,394,900
Total market value
$4,019,540
Applied tax rate
1,800.0000
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
1952
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
30,431 SF
Lot
1.86 ac (81,232 SF)
Zoning code
8000:COMMUNITY FACILITY
APN
18-3206-021-0110
UPID
US18-0277750
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
8000:COMMUNITY FACILITY · El Portal, FLZoning 8000:COMMUNITY FACILITY · permitted uses
8000:COMMUNITY FACILITY · El Portal, 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
AUTO REPAIR, GARAGE
Est. value
$19.9M
AUTO REPAIR, GARAGE
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
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.86 ac
Current owner
From public records · entity-resolved
Tol Real Estate LLC
Entity
Mailing address
600 BRICKELL AVE STE #2515, MIAMI, FL 33131-3067
Ownership since
2025
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
Apr 3, 2025
$13,720,000
Tol Real Estate LLC
Village Plaza LLC
Special Warranty Deed
—
Mar 24, 2021
$5,425,000
Sanctuary Village LLC
The Sanctuary In El Portal LP
Special Warranty Deed
—
Feb 17, 2016
$3,200,000
Sanctuary In El Portal LP
Eglise De Dieu Mont Des Olivie
Grant Deed
—
Jan 11, 2012
$1,130,000
De Dieu Mont Des Olivie Eglise
Provincial Realty Assocs INC
Warranty Deed
—
Feb 8, 2007
$3,600,000
Provincial Realty Associates
Fulford United Methodist Ch In
Grant Deed
—
—
—
De Dieu Mont Des Olivie Eglise
—
Deed Of Trust
related
$650,000 · Allen & Matthew Schloss
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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