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Property profile & analytics
OFF-MARKET
Estimated value
$4,210,000
Super regional malls
2711 187th St Aventura, FL 33180-2987
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US19-0878820
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1979
Construction
CONCRETE
Total area
15,272 SF
Lot
20.25 ac (882,132 SF)
Zoning code
6110:COMM/RES-DESIGN DIST
APN
28-2203-030-0020
UPID
US19-0878820
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
$4.21M
Owner & transaction history
Miami-dade County · 19 yrs held
Miami-dade County
since 2007
5 recorded transactions
Zoning & alternative use
6110:COMM/RES-DESIGN DIST · Aventura, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.7M
+54.5%
Warehouse, storage
$4.5M
+4.6%
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
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,340,000
Current use
MEDICAL BUILDING
$6,705,000
Change: +55% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,540,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$4.21M
Range $3.79M – $4.63M · ±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
$276 / 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
$826,446
Tax year 2023
Assessed value
$52,000,000
Assessed 2023
Previous assessed
$52,000,000
+0.0% YoY
Effective rate
1.59%
On assessed value
Total market value
$52,000,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1979
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
11
Stories
1
Total area
15,272 SF
Lot
20.25 ac (882,132 SF)
Zoning code
6110:COMM/RES-DESIGN DIST
APN
28-2203-030-0020
UPID
US19-0878820
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6110:COMM/RES-DESIGN DIST · Aventura, FL
Zoning 6110:COMM/RES-DESIGN DIST · permitted uses
6110:COMM/RES-DESIGN DIST · Aventura, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aventura. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$6.7M
WAREHOUSE, STORAGE
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1979
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
11
Lot
20.25 ac
Current owner
From public records · entity-resolved
Miami-dade County
Entity
Mailing address
8 CAMPUS DR STE #4, PARSIPPANY, NJ 07054-4409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2018
—
Aventura Fashion Island LP
—
Loan Modification
related
$18,000,000 · Wells Fargo Bk
Jun 11, 2007
—
Miami-dade County
Aventura Fashion Island
Grant Deed
related
—
May 8, 2006
—
Aventura Fashion Island
Prudential Ins Co Of America
Grant Deed
—
Mar 5, 2004
$8,250,000
Trg Regina Square Ltd
Prudential Insurance Co
Grant Deed
$89,300,000 · Amsouth Bank Trustee
Dec 4, 1997
$37,291,000
Prudential Insurance Co
Pct Biscayne Boulevard Partner
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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