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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Office buildings
2840 3rd Ave Miami, FL 33129-2317
Individually Owned
1-yr Hold
Free & Clear
Property ID
US18-5237793
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1938
Construction
CONCRETE
Total area
6,174 SF
Lot
0.31 ac (13,325 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4138-009-1050
UPID
US18-5237793
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
-
Wald Katherine Foster Care Service Social Service Agency
-
paul joseph mcmahon pa Law Firm
-
Malcolm B. Wiseheart III, PLLC Law Firm
-
Robert Blackgrove PHD Physician Medical Clinic
-
Almeida-Vaquer Silvia Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.46M
Owner & transaction history
The Lourdes Fernandez Frt · 1 yrs held
The Lourdes Fernandez Frt
since 2025
7 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,150,000
6.5%
$2,905,000
7%
$2,700,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,035,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$3,530,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±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
$398 / 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
$60,846
Tax year 2023
Assessed value
$3,341,250
Assessed 2023
Previous assessed
$3,074,750
+8.7% YoY
Effective rate
1.82%
On assessed value
Assessed land
$3,331,250
Assessed improvement
$10,000
Land market value
$3,331,250
Improvement market value
$10,000
Total market value
$3,341,250
Applied tax rate
100.0000
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
1938
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
6,174 SF
Lot
0.31 ac (13,325 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4138-009-1050
UPID
US18-5237793
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · 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
AUTO REPAIR, GARAGE
Est. value
$4.0M
RETAIL STORES
Est. value
$3.5M
AUTO REPAIR, GARAGE
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
1938
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
The Lourdes Fernandez Frt
Individual
Free & Clear · 1 yrs held
Mailing address
2840 SW 3RD AVE, MIAMI, FL 33129-2317
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jul 18, 2025
—
The Lourdes Fernandez Frt
Lourdes Fernandez
Deed
related
—
Jul 15, 2025
—
Ernesto Baez
Ernesto Baez
Deed
related
—
Jul 11, 2025
—
Zoila Alfonsin
Zoila Alfonsin
Deed
related
—
Dec 24, 2024
—
Ruben Lavernia
Ruben Lavernia
Deed
related
—
Dec 17, 2024
—
Ivan Gil Rodriguez
Ivan Gil Rodriguez
Deed
related
—
Dec 9, 2024
—
Emilio Sanchez
Emilio Sanchez
Deed
related
—
Jun 20, 2024
—
Rez Elizabeth II LLC
Rez Ventures LLC
Correction Deed
related
$1,370,000 · Terrabank NA
Dec 31, 2008
—
Wiseheart Building LLC
Wiseheart,malcolm B JR
Quit Claim Deed
related
—
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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