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Property profile & analytics
OFF-MARKET
Retail properties & Spaces
22251 312th St Homestead, FL 33030-7931
Individually Owned
1-yr Hold
Free & Clear
Property ID
US18-1663362
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Lot
5 ac (217,800 SF)
Zoning code
INTERIM-AWAIT SPECIFIC
APN
30-7808-000-1800
UPID
US18-1663362
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ismael H Nieto · 1 yrs held
Ismael H Nieto
since 2024
Last sale
$400,000
6 recorded transactions
Zoning & alternative use
INTERIM-AWAIT SPECIFIC · Homestead, 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 Homestead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homestead 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$461
Tax year 2023
Assessed value
$27,033
Assessed 2023
Previous assessed
$276,703
-90.2% YoY
Effective rate
1.71%
On assessed value
Land market value
$410,000
Improvement market value
$1,683
Total market value
$411,683
Applied tax rate
3,000.0000
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
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Heating
NONE
Lot
5 ac (217,800 SF)
Zoning code
INTERIM-AWAIT SPECIFIC
APN
30-7808-000-1800
UPID
US18-1663362
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
INTERIM-AWAIT SPECIFIC · Homestead, FL
Zoning INTERIM-AWAIT SPECIFIC · permitted uses
INTERIM-AWAIT SPECIFIC · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homestead. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
5 ac
Current owner
From public records · entity-resolved
Ismael H Nieto
Individual
Free & Clear · 1 yrs held
Mailing address
857 SW 5TH ST, FLORIDA CITY, FL 33034-4600
Ownership since
2024
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
Aug 1, 2024
—
Ismael H Nieto
Ismael H Nieto
Intrafamily Transfer
related
—
Mar 16, 2021
$400,000
Ismael H Nieto
Hernandez Palma Virlenys
Warranty Deed
$250,000 · Hernandez Virlenys
Feb 13, 2012
$175,000
Hernandez Palma Virlenys
Community Bank Of Florida INC
Special Warranty Deed
$131,250 · Community Bank Of Florida
Sep 13, 2010
—
Community Bk Of Fl
Arreola,jose B Coc
Trustees Deed
related
—
Mar 7, 2006
—
Jose B Arreola
Arreola,jose B
Quit Claim Deed
related
—
Jun 3, 2005
$500,000
Jose B Arreola
Perez,antonio & Ana
Warranty Deed
$300,000 · Juan Melendez
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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