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Property profile & analytics
OFF-MARKET
Estimated value
$2,330,000
Assisted living facilities
280 Sierra Dr Miami, FL 33179-3894
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-3848496
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1984
Construction
CONCRETE
Total area
24,150 SF
Lot
3.42 ac (149,085 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
30-2206-034-0020
UPID
US18-3848496
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
-
Mobile Auto mechanic 24/7 Auto Repair Shop
-
Grand Court North Miami Law Firm
-
Grand Court Lakes Independent Living Nursing Home Retirement Community
-
Grand Court Lakes Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.33M
Owner & transaction history
Ymp Grand Court Lakes LLC · 7 yrs held
Ymp Grand Court Lakes LLC
since 2019
6 recorded transactions
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$96 / 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
$212,414
Tax year 2023
Assessed value
$12,910,000
Assessed 2023
Previous assessed
$12,910,000
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$1,789,020
Assessed improvement
$11,120,980
Land market value
$1,789,020
Improvement market value
$11,120,980
Total market value
$12,910,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1984
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
6
Stories
5
Units
140
Bathrooms
180
Total area
24,150 SF
Lot
3.42 ac (149,085 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
30-2206-034-0020
UPID
US18-3848496
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · Miami, FL
Zoning 5000:HOTELS&MOTELS-GEN · permitted uses
5000:HOTELS&MOTELS-GEN · 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
1984
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
5
Buildings
6
Units
140
Bathrooms
180
Lot
3.42 ac
Current owner
From public records · entity-resolved
Ymp Grand Court Lakes LLC
Entity
Mailing address
4500 N STATE RD 7TH STE #100, LAUDERDALE LAKES, FL 33319-5868
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Apr 17, 2019
$11,500,000
Ymp Grand Court Lakes LLC
Am 280 Sierra Drive LLC
Special Warranty Deed
$10,100,000 · Metropolitan Commercial Bank
Nov 8, 2013
$10,500,000
Am 280 Sierra Drive LLC
Godizco Group LLC
Grant Deed
—
Jan 6, 2003
$1,950,000
A Godinez
Cdc Real Estate Corp
Grant Deed
$1,500,000 · Ocean Bank
Jan 6, 2003
—
Cdc Real Estate Corp
Florida Club Associates
Grant Deed
related
—
—
—
Am 280 Sierra Drive LLC
—
Deed Of Trust
related
$9,000,000 · Oxford Fin
—
—
Godizco Group LLC
—
Deed Of Trust
related
$1,000,000 · Ocean 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.
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