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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Office buildings
3363 163rd St Ste 505 North Miami Beach, FL 33160-4423
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-1581668
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Total area
1,375 SF
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2215-026-0190
UPID
US18-1581668
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
by Request
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$450k
Blend (final)
Blend
$600k
Owner & transaction history
Aventura Sinus & Allergy Center LLC · 4 yrs held
Aventura Sinus & Allergy Center LLC
since 2022
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, 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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Miami Beach 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
$560,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$700,000
6.5%
$645,000
7%
$600,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$940,000
Current use
AUTO REPAIR, GARAGE
$900,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$785,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (May 10 2022)
Last sale anchor
$600k
May 10 2022
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
$436 / 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
$11,462
Tax year 2023
Assessed value
$536,250
Assessed 2023
Previous assessed
$536,250
+0.0% YoY
Effective rate
2.14%
On assessed value
Total market value
$536,250
Applied tax rate
700.0000
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
2006
Heating
NONE
Total area
1,375 SF
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2215-026-0190
UPID
US18-1581668
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$940,000
AUTO REPAIR, GARAGE
Est. value
$900,000
RETAIL STORES
Est. value
$785,000
OFFICE BUILDING Current
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
2006
Heating
NONE
Current owner
From public records · entity-resolved
Aventura Sinus & Allergy Center LLC
Entity
Mailing address
3363 NE 163RD ST STE #505, NORTH MIAMI BEACH, FL 33160-4423
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Feb 4, 2025
—
Aventura Sinus & Allergy Center LLC
—
Deed
related
$552,500 · First Horizon Bank
May 10, 2022
$600,000
Aventura Sinus & Allergy Center LLC
Sea Mar Investments LLC
Warranty Deed
$450,000 · Sea Mah Investments LLC
May 11, 2010
$475,000
Sea Mar Investments LLC
Jsc-3 Family Limited Liability Limi
Warranty Deed
$243,750 · Suntrust Bank
Apr 11, 2007
$540,300
Jsc-3 Family Lllp
Office 163rd Ltd
Grant Deed
$528,000 · Great Florida Bank
—
—
Sea-mar Investments LLC
—
Deed Of Trust
related
$385,000 · Branch Bk&tr
—
—
Jsc-3 Family Ltd Liability
—
Deed Of Trust
related
$155,219 · Bankers Healthcare Grp INC
—
—
Jsc-3 Family Ltd Liability
—
Deed Of Trust
related
$166,999 · Bankers Healthcare Grp INC
—
—
Sea-mar Investments LLC
—
Deed Of Trust
related
$243,750 · Florida First Capital Finance
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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