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Property profile & analytics
FOR SALE
Warehouses
2660 NE 189Th St Miami, FL 33180
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3577875
For Sale
1 / 11
$18,750,000
2660 NE 189Th St, Miami, FL 33180
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Construction
CONCRETE
Total area
14,916 SF
Lot
0.43 ac (18,538 SF)
Zoning code
6572
APN
30-2203-000-0172
UPID
US18-3577875
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
-
Metro Door Aventura Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.89M
Owner & transaction history
Aventura Pointe LLC · 3 yrs held
Aventura Pointe LLC
since 2022
Last sale
$10.8M
1 recorded transaction
Zoning & alternative use
6572 · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.1M
+149.4%
Commercial (general)
$11.0M
+148.7%
Auto repair, garage
$9.8M
+119.9%
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
$12,245,000
ML approach
$9,810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$11,060,000
Change: +149% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,025,000
Change: +149% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,750,000
Change: +120% · Conversion: Easy
RETAIL STORES
$8,535,000
Change: +92% · Conversion: Moderate
MEDICAL BUILDING
$6,550,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$10.89M
Range $9.80M – $11.98M · ±10% · vs last sale $10.75M (Aug 31 2022)
Last sale anchor
$10.75M
Aug 31 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
$730 / 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
$48,979
Tax year 2023
Assessed value
$2,872,000
Assessed 2023
Previous assessed
$1,987,000
+44.5% YoY
Effective rate
1.71%
On assessed value
Assessed land
$1,668,420
Assessed improvement
$1,203,580
Land market value
$1,668,420
Improvement market value
$1,203,580
Total market value
$2,872,000
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
For Sale
Year built
1971
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
14,916 SF
Lot
0.43 ac (18,538 SF)
Zoning code
6572
APN
30-2203-000-0172
UPID
US18-3577875
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6572 · Miami, FL
Zoning 6572 · permitted uses
6572 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$11.1M
COMMERCIAL (GENERAL)
Est. value
$11.0M
AUTO REPAIR, GARAGE
Est. value
$9.8M
RETAIL STORES
Est. value
$8.5M
MEDICAL BUILDING
Est. value
$6.6M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1971
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Aventura Pointe LLC
Entity
Mailing address
275 189TH TER, SUNNY ISLES BEACH, FL 33160-2311
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
$10,750,000
Aventura Pointe LLC
189th St INC
Special Warranty Deed
$25,000 · Bradesco Bac Florida Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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