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Property profile & analytics
OFF-MARKET
Estimated value
$2,215,000
Office buildings
21110 Biscayne Blvd Aventura, FL 33180-1227
Entity Owned
Free & Clear
Property ID
US18-3569092
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1989
Total area
2,540 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
28-1234-069-0120
UPID
US18-3569092
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
$2.59M
Blend (final)
Blend
$2.22M
Owner & transaction history
Miami Beach Healthcare Group Ltd
Miami Beach Healthcare Group Ltd
since 2025
7 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.22M
Range $1.99M – $2.44M · ±10%
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
$872 / 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
$13,927
Tax year 2023
Assessed value
$825,500
Assessed 2023
Previous assessed
$825,500
+0.0% YoY
Effective rate
1.69%
On assessed value
Total market value
$825,500
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1989
Heating
NONE
Total area
2,540 SF
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
28-1234-069-0120
UPID
US18-3569092
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Aventura, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · 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
1989
Heating
NONE
Current owner
From public records · entity-resolved
Miami Beach Healthcare Group Ltd
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 1504, NASHVILLE, TN 37202-1504
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2025
$2,800,000
Miami Beach Healthcare Group Ltd
Ptp LLC
Special Warranty Deed
—
Jun 3, 2024
$1,825,000
Miami Beach Healthcare Group Ltd
Nuview Ira INC
Warranty Deed
—
Jun 10, 2022
—
Aaaae Solutions LLC
—
Deed
related
$1,360,000 · Regions Bank
Apr 25, 2022
$620,000
L&m Associates Fl III LLC
Jose Mark Rub
Warranty Deed
—
Apr 23, 2022
$840,000
Rub Pediatrics Properties LLC
Nuview Ira INC
Warranty Deed
—
Mar 3, 2020
$407,925
Ehrc Technologies
Carol R Greener
Deed
—
Oct 24, 2019
$600,000
Amc Dentistry LLC
Biscayne Suite LLC
Warranty Deed
$510,000 · First Citizens Bank & Trust Co
Sep 26, 2016
$1,500,000
Aaaae Solutions LLC
Mdsa LLC
Warranty Deed
$3,000,000 · Branch Bk&tr
May 19, 2016
—
Rollover Stewart D S
Rollover,stewart D S
Quitclaim Deed
related
—
May 29, 1998
$325,000
Miami Beach Healthcare Group
B & M Leasco
Grant Deed
—
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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