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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Turn key restaurants
3131 Commodore Plz Miami, FL 33133-5817
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US19-0840972
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1947
Construction
CONCRETE
Total area
6,626 SF
Lot
0.18 ac (7,725 SF)
Zoning code
6101
APN
01-4121-047-0440
UPID
US19-0840972
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
-
Red Farm Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$699k
Blend (final)
Blend
$740k
Owner & transaction history
3131 Commodore Plaza Invs LLC · 8 yrs held
3131 Commodore Plaza Invs LLC
since 2017
7 recorded transactions
Zoning & alternative use
6101 · 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
$780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$112 / 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
$60,890
Tax year 2023
Assessed value
$2,829,940
Assessed 2023
Previous assessed
$2,837,907
-0.3% YoY
Effective rate
2.15%
On assessed value
Assessed land
$2,317,500
Assessed improvement
$512,440
Land market value
$2,317,500
Improvement market value
$512,440
Total market value
$2,829,940
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
6,626 SF
Lot
0.18 ac (7,725 SF)
Zoning code
6101
APN
01-4121-047-0440
UPID
US19-0840972
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6101 · Miami, FL
Zoning 6101 · permitted uses
6101 · 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
1947
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
3131 Commodore Plaza Invs LLC
Entity
Mailing address
909 ROSE AVE STE #200, NORTH BETHESDA, MD 20852-8724
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2017
$2,300,000
3131 Commodore Plaza Invs LLC
3131 Grove LLC
Grant Deed
—
May 6, 2014
$3,675,000
3131 Commodore Plaza Invs LLC
Moheb Holdings INC
Warranty Deed
$1,750,000 · 3131 Finance LLC
Feb 3, 2009
—
Hammertoe Holdings LLC
—
Trustees Deed
related
$300,000 · Jodansi Invs LLC
Dec 23, 2008
—
Moheb Holdings INC
—
Trustees Deed
related
$30,000 · Eight Peaks Capital LLC
Sep 4, 2007
—
Moheb Holdings INC
—
Trustees Deed
related
$110,000 · Eight Peaks Capital LLC
Feb 8, 2006
—
Moheb Holdings INC
—
Trustees Deed
related
$200,000 · Coconut Grove Bank
Oct 16, 2002
$950,000
Moheb Holdings INC
El-masry,john
Grant Deed
related
$945,000 · Coconut Grove Bank
Jul 12, 2000
—
John El-masry
Commordore Partners Lc
Grant Deed
related
—
Jul 2, 1997
$1,300,000
Commodore Partners Lc
County National Bank South Fl
Grant Deed
$1,260,000 · County National Bank South Fl
—
—
Moheb Holdings INC
—
Loan Modification
related
—
—
—
Moheb Holdings INC
—
Deed Of Trust
related
$362,534 · Coconut Grove Bank
—
—
Moheb Holdings INC
—
Deed Of Trust
related
$1,710,000 · First United Bank
—
—
Hammertoe Holdings LLC
—
Deed Of Trust
related
$400,000 · Jodansi Investments LLC
—
—
Moheb INC
—
Deed Of Trust
related
$65,000 · Med Properties Vii LLC
—
—
Moheb Holdings INC
—
Deed Of Trust
related
—
—
—
Moheb Holdings INC
—
Deed Of Trust
related
$1,126,242 · Coconut Grove 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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