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Property profile & analytics
OFF-MARKET
Estimated value
$11,870,000
Commercial land
20775 17th Ave Miami Gardens, FL 33056-5042
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5606945
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1985
Construction
STEEL FRAME
Total area
22,822 SF
Lot
13.65 ac (594,594 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
34-1134-000-0045
UPID
US18-5606945
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
$8.39M
CAP Approach
CAP
$8.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.87M
Owner & transaction history
Mg 18 LLC · 4 yrs held
Mg 18 LLC
since 2022
Last sale
$15.5M
4 recorded transactions
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Miami Gardens, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.9M
+0.3%
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
$11,630,000
ML approach
$8,390,000
CAP Approach
CAP Return
Estimation
6%
$8,985,000
6.5%
$8,295,000
7%
$7,700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,870,000
Current use
RESTAURANT
$16,925,000
Change: +0% · Conversion: Difficult
OFFICE BUILDING
$15,565,000
Change: -8% · Conversion: Easy
AUTO REPAIR, GARAGE
$14,920,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$11.87M
Range $10.68M – $13.06M · ±10% · vs last sale $15.52M (Jun 15 2022)
Last sale anchor
$15.52M
Jun 15 2022
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
$520 / 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
$303,493
Tax year 2023
Assessed value
$12,869,174
Assessed 2023
Previous assessed
$3,008,300
+327.8% YoY
Effective rate
2.36%
On assessed value
Assessed land
$12,869,174
Land market value
$12,869,174
Total market value
$12,869,174
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
22,822 SF
Lot
13.65 ac (594,594 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
34-1134-000-0045
UPID
US18-5606945
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Miami Gardens, FL
Zoning 4500:MULTI-FAMILY,4 STORY · permitted uses
4500:MULTI-FAMILY,4 STORY · Miami Gardens, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Gardens. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$16.9M
RESTAURANT
Est. value
$16.9M
OFFICE BUILDING
Est. value
$15.6M
AUTO REPAIR, GARAGE
Est. value
$14.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
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
1985
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
13.65 ac
Current owner
From public records · entity-resolved
Mg 18 LLC
Entity
Mailing address
3470 N MIAMI AVE STE, MIAMI, FL 33127-3534
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2022
—
Mg 18 LLC
Centerport Owner LLC
Re-recorded Document
related
—
Jun 15, 2022
$15,515,500
Mg 18 LLC
Centerport Owner LLC
Special Warranty Deed
$102,500,000 · Rdf Agent LLC
Dec 17, 2018
$4,386,800
Centerport Owner LLC
Big Stable INC
Warranty Deed
—
—
—
Racetrack Training Center INC
—
Deed Of Trust
related
$634,192 · South Florida Fed'l Land Bank
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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