Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$9,400,000
Warehouses
355 170th St North Miami Beach, FL 33169-5925
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4116605
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1968
Construction
CONCRETE
Total area
11,475 SF
Lot
0.45 ac (19,570 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
07-2112-009-0230
UPID
US18-4116605
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
$9.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.40M
Owner & transaction history
Highway Capital LLC · 4 yrs held
Highway Capital LLC
since 2022
Last sale
$10.2M
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Restaurant
$8.5M
+149.4%
Commercial (general)
$8.5M
+148.7%
Auto repair, garage
$7.5M
+119.9%
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
$12,645,000
ML approach
$9,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,510,000
Change: +149% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,485,000
Change: +149% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,500,000
Change: +120% · Conversion: Easy
RETAIL STORES
$6,565,000
Change: +92% · Conversion: Moderate
Blend value · Realmo final
$9.40M
Range $8.46M – $10.34M · ±10% · vs last sale $10.20M (Jul 5 2022)
Last sale anchor
$10.20M
Jul 5 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
$819 / 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
$42,130
Tax year 2023
Assessed value
$1,971,000
Assessed 2023
Previous assessed
$1,296,000
+52.1% YoY
Effective rate
2.14%
On assessed value
Assessed land
$410,970
Assessed improvement
$1,560,030
Land market value
$410,970
Improvement market value
$1,560,030
Total market value
$1,971,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
11,475 SF
Lot
0.45 ac (19,570 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
07-2112-009-0230
UPID
US18-4116605
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · North Miami Beach, FLZoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · 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
RESTAURANT
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$8.5M
AUTO REPAIR, GARAGE
Est. value
$7.5M
RETAIL STORES
Est. value
$6.6M
RESTAURANT
COMMERCIAL (GENERAL)
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Highway Capital LLC
Entity
Free & Clear · 4 yrs held
Mailing address
18205 BISCAYNE BLVD STE #2202, AVENTURA, FL 33160-2148
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2022
$10,200,000
Highway Capital LLC
Savits Daniel Properties II INC
Warranty Deed
—
Nov 24, 2021
—
Savits Daniel Properties II INC
—
Deed
related
$13,650,000 · Professional Bank
Apr 10, 2012
$2,700,000
Savits-daniel Props II INC
Irt Warehouses LLC
Warranty Deed
$888,000 · Irt Warehouses LLC
Apr 18, 2006
—
Irt Warehouses LLC
Richmond Ilene Living Trust
Quit Claim Deed
related
—
Apr 17, 2006
$150,000
Irt Warehouses LLC
Richmond,stephanie
Quit Claim Deed
related
—
Sep 24, 2004
$241,700
Richmond Ilene Trust
Richmond,gloria L
Quit Claim Deed
related
—
—
—
Savits-daniel Props II INC
—
Deed Of Trust
related
$2,106,000 · Irt Warehouses LLC
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 355 170th St?
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.
