New search
Property profile & analytics
OFF-MARKET
Estimated value
$48,030,000
Retail properties & Spaces
22 Flagler St, Miami, FL 33131-1004
Entity Owned
13-yr Hold
Free & Clear
Property ID
US18-3834005
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1947
Construction
CONCRETE
Total area
318,758 SF
Lot
1.65 ac (72,000 SF)
Zoning code
6401:COMMERCIAL
APN
01-0112-020-1070
UPID
US18-3834005
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
-
Ross Dress for Less Department Store
-
Amazon Hub Locker - Luan Postal Service Courier Service
-
Amazon Locker - Luan Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$43.06M
Blend (final)
Blend
$48.03M
Owner & transaction history
Aetna Realty Group LLC · 13 yrs held
Aetna Realty Group LLC
since 2013
7 recorded transactions
Zoning & alternative use
6401:COMMERCIAL · Miami, 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 Miami submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
$48.03M
Range $43.23M – $52.83M · ±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
$151 / 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
$839,783
Tax year 2023
Assessed value
$50,500,000
Assessed 2023
Previous assessed
$46,900,000
+7.7% YoY
Effective rate
1.66%
On assessed value
Assessed land
$50,400,000
Assessed improvement
$100,000
Land market value
$50,400,000
Improvement market value
$100,000
Total market value
$50,500,000
Applied tax rate
101.0000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Buildings
2
Stories
1
Total area
318,758 SF
Lot
1.65 ac (72,000 SF)
Zoning code
6401:COMMERCIAL
APN
01-0112-020-1070
UPID
US18-3834005
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6401:COMMERCIAL · Miami, FL
Zoning 6401:COMMERCIAL · permitted uses
6401:COMMERCIAL · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.65 ac
Current owner
From public records · entity-resolved
Aetna Realty Group LLC
Entity
Free & Clear · 13 yrs held
Mailing address
450 FASHION AVE FL #45, NEW YORK, NY 10123-4599
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2013
$10,000,000
Aetna Realty Group LLC
Macys Florida Stores LLC
Grant Deed
—
Jan 4, 2013
$15,550,000
Aetna Realty Group LLC
Levy,hiram II
Grant Deed
—
Oct 26, 2012
—
Schlegel P & S Living Trust
Steele Darlene K Trust 1996
Quit Claim Deed
related
—
Jun 29, 2012
—
Robert S Fine
Fine,karen
Quit Claim Deed
related
—
Mar 14, 2011
—
Beach Lucille G Trust
Beach,lucille G
Quit Claim Deed
—
Feb 2, 2011
—
Florence Ashby
Ashby Lettie P
Quit Claim Deed
related
—
May 1, 2006
—
Willem A Smith
Smith Martina M Trust
Quit Claim Deed
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 22 Flagler St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
