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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Office buildings
294 Westward Dr Miami Springs, FL 33166-5260
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-1609057
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
CONCRETE
Total area
3,410 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
05-3024-006-1700
UPID
US18-1609057
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
$1.40M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Lc4 Properties LLC · 3 yrs held
Lc4 Properties LLC
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Springs, FL
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Springs 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
$1,060,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
$1,740,000
6.5%
$1,605,000
7%
$1,490,000
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $1.60M (Jan 26 2023)
Last sale anchor
$1.60M
Jan 26 2023
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
$455 / 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
$8,654
Tax year 2023
Assessed value
$421,934
Assessed 2023
Previous assessed
$345,000
+22.3% YoY
Effective rate
2.05%
On assessed value
Assessed land
$225,000
Assessed improvement
$196,934
Land market value
$225,000
Improvement market value
$196,934
Total market value
$421,934
Applied tax rate
500.0000
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
Status
Off-Market
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,410 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
05-3024-006-1700
UPID
US18-1609057
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Springs, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · Miami Springs, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Building & site characteristics
From public records
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Lc4 Properties LLC
Entity
Mailing address
5379 LYONS RD #451, COCONUT CREEK, FL 33073-2810
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2023
$1,600,000
Lc4 Properties LLC
Yanet Rodriguez Ferrera
Warranty Deed
$1,040,000 · Vast Bank NA
Jan 23, 2023
$209,100
Yanet Rodriguez Ferrera
Yanet Rodriguez Ferrera
Quit Claim Deed
related
—
Oct 7, 2022
—
Yanet Rodriguez Ferrera
—
Deed
related
$225,000 · Robert Mosheim
Nov 29, 2017
—
Yanet R Ferrera
—
Deed
related
$200,000 · Us Small Busn Admn
May 6, 2016
—
Yanet Rodriguez Ferrera
—
Deed
related
$300,000 · Jpmorgan Chase Bank NA
Apr 30, 2015
—
Yanet R|estrada Mireya F Ferrera
Ocean Blue Medical Research
Quit Claim Deed
related
—
May 5, 2014
$275,000
Ocean Blue Medical Research Center
G3 Investment Trust LLC
Warranty Deed
$137,500 · Mikon Financial Services INC
Apr 7, 2014
$123,800
G3 Investment Trust LLC
Branch Bkng & Trust Co
Grant Deed
—
Jun 1, 2012
$242,000
Branch Bkng & Trust Co
Amores,caridad Coc
Trustees Deed
related
—
Feb 27, 1998
$225,000
Choice Rate Mortgage Co
Lexow,john J
Grant Deed
related
$180,000 · Commerical Bank Of Florida
—
—
Caridad Amores
—
Deed Of Trust
related
$250,000 · Kislak National Bank
—
—
Caridad Amores
—
Deed Of Trust
related
$4,875,400 · Commercial Bank Florida
—
—
Yanet R Ferrera
—
Deed Of Trust
related
$200,000 · Us Small Busn Admn
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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