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Property profile & analytics
OFF-MARKET
Estimated value
$46,945,000
Hotels
20805 Biscayne Blvd Aventura, FL 33180-1442
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-7791189
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2017
Construction
CONCRETE
Total area
191,674 SF
Lot
1.86 ac (81,227 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0025
UPID
US18-7791189
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$42.83M
Blend (final)
Blend
$46.95M
Owner & transaction history
Pdof Aventura 20805 LLC · 4 yrs held
Pdof Aventura 20805 LLC
since 2022
Last sale
$49.5M
2 recorded transactions
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, 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 Aventura submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aventura 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
$46,010,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$46.95M
Range $42.25M – $51.64M · ±10% · vs last sale $49.47M (Jan 6 2022)
Last sale anchor
$49.47M
Jan 6 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
$245 / 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
$416,984
Tax year 2023
Assessed value
$26,000,000
Assessed 2023
Previous assessed
$21,700,000
+19.8% YoY
Effective rate
1.60%
On assessed value
Assessed land
$8,122,700
Assessed improvement
$17,877,300
Land market value
$8,122,700
Improvement market value
$17,877,300
Total market value
$26,000,000
Applied tax rate
2,800.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2017
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
9
Units
233
Total area
191,674 SF
Lot
1.86 ac (81,227 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0025
UPID
US18-7791189
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, FLZoning 9500:OFFICE PARK DISTRICT · permitted uses
9500:OFFICE PARK DISTRICT · Aventura, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2017
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
9
Units
233
Lot
1.86 ac
Current owner
From public records · entity-resolved
Pdof Aventura 20805 LLC
Entity
Mailing address
3500 LENOX RD NE STE #625, ATLANTA, GA 30326-4232
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$49,471,900
Pdof Aventura 20805 LLC
Norwich Aventura II LLC
Special Warranty Deed
—
—
—
Norwich Aventura II LLC
—
Deed Of Trust
related
$35,000,000 · Wells Fargo 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.
Try Rey
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