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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Warehouses
22790 Dixie Hwy Miami, FL 33170-5356
Entity Owned
5-yr Hold
Free & Clear
Property ID
US19-0029984
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1965
Construction
CONCRETE
Total area
4,685 SF
Lot
0.48 ac (21,000 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6913-010-0010
UPID
US19-0029984
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
-
Andrew Palmer Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
$1.18M
Comparable Approach
Comparable
$891k
Blend (final)
Blend
$995k
Owner & transaction history
Palmer Property Holdings LLC · 5 yrs held
Palmer Property Holdings LLC
since 2020
Last sale
$715,000
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
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
$1,220,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
$1,275,000
6.5%
$1,175,000
7%
$1,090,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,395,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,330,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $715k (Sep 16 2020)
Last sale anchor
$715k
Sep 16 2020
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
$212 / 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
$7,608
Tax year 2023
Assessed value
$447,000
Assessed 2023
Previous assessed
$405,000
+10.4% YoY
Effective rate
1.70%
On assessed value
Assessed land
$252,000
Assessed improvement
$195,000
Land market value
$252,000
Improvement market value
$195,000
Total market value
$447,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
4,685 SF
Lot
0.48 ac (21,000 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
30-6913-010-0010
UPID
US19-0029984
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Miami, FLZoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
Palmer Property Holdings LLC
Entity
Free & Clear · 5 yrs held
Mailing address
22790 S DIXIE HWY, MIAMI, FL 33170-5356
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Oct 22, 2021
—
Palmer Property Holdings LLC
—
Deed
related
$500,000 · Jpmorgan Chase Bank NA
Sep 16, 2020
$536,250
Palmer Property Holdings LLC
Zience Properties LLC
Warranty Deed
—
Apr 27, 2015
—
Zience Properties LLC
Zience David
Quit Claim Deed
related
—
Dec 18, 2014
$495,000
David Zience
Forve Ents Corp
Grant Deed
—
Apr 7, 2010
$450,000
Forve Ents Corp
Nodarse,diadenys & Ridel
Warranty Deed
—
Oct 9, 2008
—
Diadeny Nodarse
Fdr Holdings & Investments INC
Trustees Deed
related
—
Aug 2, 2007
—
Fdr Holdings & Investments INC
—
Trustees Deed
related
$15,000 · Pedro R Gomez
Nov 21, 2006
$1,200,000
Fdr Holdings & Investments INC
Nodarse,ridel & Diadenys
Warranty Deed
$450,000 · Forve Ents Corp
May 14, 2002
$140,000
Diadenys Nodarse
Perez,carlos S
Quit Claim Deed
related
—
Sep 12, 2000
$300,000
Carlos Perez
Roly Fernandez Investments
Grant Deed
$285,000 · Seller
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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