Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,195,000
Retail residential properties
3070 38th Ct Miami, FL 33146-1505
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-1549178
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2021
Construction
CONCRETE
Total area
8,756 SF
Lot
0.21 ac (9,021 SF)
Zoning code
6110:COMM/RES-DESIGN DIST
APN
01-4117-003-2350
UPID
US18-1549178
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
$6.11M
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
$6.36M
Blend (final)
Blend
$5.20M
Owner & transaction history
Greyson Holdings 3070 LLC · 5 yrs held
Greyson Holdings 3070 LLC
since 2021
Last sale
$4.7M
2 recorded transactions
Zoning & alternative use
6110:COMM/RES-DESIGN DIST · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.5M
+0.3%
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
$6,125,000
ML approach
$6,110,000
CAP Approach
CAP Return
Estimation
6%
$3,450,000
6.5%
$3,180,000
7%
$2,955,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,475,000
Current use
RESTAURANT
$6,495,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,725,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$5.20M
Range $4.68M – $5.71M · ±10% · vs last sale $4.70M (May 21 2021)
Last sale anchor
$4.70M
May 21 2021
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
$593 / 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
$60,573
Tax year 2023
Assessed value
$3,069,886
Assessed 2023
Previous assessed
$2,624,649
+17.0% YoY
Effective rate
1.97%
On assessed value
Assessed land
$2,480,775
Assessed improvement
$589,111
Land market value
$2,480,775
Improvement market value
$589,111
Total market value
$3,069,886
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2021
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Total area
8,756 SF
Lot
0.21 ac (9,021 SF)
Zoning code
6110:COMM/RES-DESIGN DIST
APN
01-4117-003-2350
UPID
US18-1549178
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6110:COMM/RES-DESIGN DIST · Miami, FL
Zoning 6110:COMM/RES-DESIGN DIST · permitted uses
6110:COMM/RES-DESIGN DIST · 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
COMMERCIAL (GENERAL) Current
Est. value
$6.5M
RESTAURANT
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$5.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2021
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Greyson Holdings 3070 LLC
Entity
Mailing address
3070 SW 38TH CT, MIAMI, FL 33146-1505
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2021
$4,700,000
Greyson Holdings 3070 LLC
Hjc Cave LLC
Special Warranty Deed
$2,000,000 · Hjc Cave LLC
Dec 7, 2015
$1,350,000
Hjc Cave LLC
Victorias Armoire INC
Warranty 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3070 38th Ct?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
