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Property profile & analytics
OFF-MARKET
Estimated value
$17,615,000
Outlet malls
3338 7th St Homestead, FL 33033-6066
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-7020061
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2017
Construction
CONCRETE
Total area
51,575 SF
Lot
7.41 ac (322,914 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
10-7915-001-0085
UPID
US18-7020061
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
-
Lifestyle International Realty Homestead Real Estate Agency
-
Rashonda Mathis, REALTOR Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.33M
CAP Approach
CAP
$13.42M
Comparable Approach
Comparable
$17.90M
Blend (final)
Blend
$17.62M
Owner & transaction history
Vf 4 Crystal Lake LLC · 6 yrs held
Vf 4 Crystal Lake LLC
since 2020
Last sale
$22.7M
5 recorded transactions
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$22.7M
+73.3%
Commercial (general)
$17.2M
+31.9%
Office building
$15.8M
+21.1%
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
$11,330,000
CAP Approach
CAP Return
Estimation
6%
$14,535,000
6.5%
$13,415,000
7%
$12,460,000
Alternative Use
Use
Estimation
RETAIL STORES
$13,075,000
Current use
MEDICAL BUILDING
$22,650,000
Change: +73% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,245,000
Change: +32% · Conversion: Easy
OFFICE BUILDING
$15,830,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$14,805,000
Change: +13% · Conversion: Moderate
WAREHOUSE, STORAGE
$11,035,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$17.62M
Range $15.85M – $19.38M · ±10% · vs last sale $22.71M (Feb 26 2020)
Last sale anchor
$22.71M
Feb 26 2020
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
$342 / 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
$357,370
Tax year 2023
Assessed value
$17,050,000
Assessed 2023
Previous assessed
$18,600,000
-8.3% YoY
Effective rate
2.10%
On assessed value
Assessed land
$3,229,140
Assessed improvement
$13,820,860
Land market value
$3,229,140
Improvement market value
$13,820,860
Total market value
$17,050,000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2017
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
51,575 SF
Lot
7.41 ac (322,914 SF)
Zoning code
6500:COMMERCIAL,CLASSIF
APN
10-7915-001-0085
UPID
US18-7020061
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6500:COMMERCIAL,CLASSIF · Homestead, FL
Zoning 6500:COMMERCIAL,CLASSIF · permitted uses
6500:COMMERCIAL,CLASSIF · 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
RETAIL STORES Current
Est. value
$13.1M
MEDICAL BUILDING
Est. value
$22.7M
COMMERCIAL (GENERAL)
Est. value
$17.2M
OFFICE BUILDING
Est. value
$15.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.8M
WAREHOUSE, STORAGE
Est. value
$11.0M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2017
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
7.41 ac
Current owner
From public records · entity-resolved
Vf 4 Crystal Lake LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2330 PONCE DE LEON BLVD, CORAL GABLES, FL 33134-5417
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2020
—
Vf 4 Crystal Lake LLC
Lake Shopping Center LLC
Re-recorded Document
related
—
Feb 26, 2020
$22,713,700
Vf4 Crystal Lake LLC
Crystal Lake Shopping Center LLC
Warranty Deed
$14,765,000 · Morgan Stanley Bank NA
Jan 9, 2018
—
Crystal Lake Shopping Center L
—
Grant Deed
related
$60,000,000 · Bank Of America
Aug 24, 2007
—
Crystal Lake Shopping Center L
Crystal Lake Plaza LLC
Quit Claim Deed
related
—
Apr 27, 2006
$3,934,200
Crystal Lake Shopping Center L
Crystal Lake Plaza LLC
Grant 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.
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