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Property profile & analytics
OFF-MARKET
Estimated value
$5,365,000
Office buildings
2804 8th St, Homestead, FL 33033-5613
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-6277887
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
CONCRETE
Total area
15,553 SF
Lot
1.53 ac (66,633 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
10-7916-001-0095
UPID
US18-6277887
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
-
Beani M. baldric Dental Office
-
FedEx Drop Box Postal Service Courier Service
-
Physical Therapy Now of Homestead Physician
-
therapy network solution Medical Clinic
-
BETTER DAYS physical therapy Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
$5.68M
Blend (final)
Blend
$5.37M
Owner & transaction history
Vertical Bridge Development LLC · 2 yrs held
Vertical Bridge Development LLC
since 2023
7 recorded transactions
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.8M
+43.1%
Commercial (general)
$5.2M
+8.9%
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 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,330,000
6.5%
$6,765,000
7%
$6,280,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,775,000
Current use
MEDICAL BUILDING
$6,830,000
Change: +43% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,200,000
Change: +9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,465,000
Change: -6% · Conversion: Difficult
RETAIL STORES
$3,940,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$5.37M
Range $4.83M – $5.90M · ±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
$345 / 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
$68,947
Tax year 2023
Assessed value
$3,700,000
Assessed 2023
Previous assessed
$3,600,000
+2.8% YoY
Effective rate
1.86%
On assessed value
Assessed land
$1,132,761
Assessed improvement
$2,567,239
Land market value
$1,132,761
Improvement market value
$2,567,239
Total market value
$3,700,000
Applied tax rate
1,000.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
15,553 SF
Lot
1.53 ac (66,633 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
10-7916-001-0095
UPID
US18-6277887
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Homestead, FL
Zoning PLANNED UNIT DEVELOPMENT · permitted uses
PLANNED UNIT DEVELOPMENT · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$6.8M
COMMERCIAL (GENERAL)
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
RETAIL STORES
Est. value
$3.9M
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2007
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.53 ac
Current owner
From public records · entity-resolved
Vertical Bridge Development LLC
Entity
Free & Clear · 2 yrs held
Mailing address
750 PARK OF COMMERCE DR STE #200, BOCA RATON, FL 33487-3650
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2023
—
Vertical Bridge Development LLC
Vertex Development LLC
Assignment Of Lease (leasehold Sale)
—
Aug 30, 2023
—
Vertical Bridge Development LLC
Ocean Breeze Center INC
Ground Lease
related
—
Feb 28, 2023
—
Vertex Development LLC
Ocean Breeze Center INC
Agreement Of Sale
—
Jun 14, 2018
$4,100,000
Ocean Breeze Center INC
Fog Homestead LLC
Grant Deed
$3,000,000 · Castoy S A
Dec 13, 2016
$1,425,000
Fog Homestead LLC
Centerstate Bank Of Florida N A
Special Warranty Deed
$3,600,000 · Us Century Bank
Jul 14, 2016
$1,815,000
Centerstate Bk Of Fl
Bll Holdings LLC
Warranty Deed
—
Mar 2, 2009
$400,000
Bll Holdings LLC
Coup LLC
Grant Deed
—
Jan 10, 2006
$8,940,000
Coup LLC
M & H Homestead Ltd
Grant Deed
$1,528,740 · M&h Homestead Ltd
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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