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Property profile & analytics
FOR LEASE
Hotels
3865 Indian Creek Dr Miami Beach, FL 33140
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-4328012
For Lease
1 / 6
$3,605,000
3865 Indian Creek Dr, Miami Beach, FL 33140
View Listing →
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1947
Construction
CONCRETE
Total area
22,448 SF
Lot
0.27 ac (11,880 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3226-001-1840
UPID
US18-4328012
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
$2.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.61M
Owner & transaction history
Venezia Miami Beach LLC · 1 yrs held
Venezia Miami Beach LLC
since 2025
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · Miami Beach, 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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,815,000
6.5%
$2,600,000
7%
$2,415,000
Blend value · Realmo final
$3.61M
Range $3.24M – $3.97M · ±10% · vs last sale $3.90M (Nov 19 2024)
Last sale anchor
$3.90M
Nov 19 2024
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
$161 / 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
$108,410
Tax year 2023
Assessed value
$6,370,000
Assessed 2023
Previous assessed
$5,780,000
+10.2% YoY
Effective rate
1.70%
On assessed value
Assessed land
$2,710,800
Assessed improvement
$3,659,200
Land market value
$2,710,800
Improvement market value
$3,659,200
Total market value
$6,370,000
Applied tax rate
200.0000
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
Hotels
Use group
HOTEL
Status
For Lease
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
3
Units
50
Total area
22,448 SF
Lot
0.27 ac (11,880 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3226-001-1840
UPID
US18-4328012
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · Miami Beach, FL
Zoning 4000:MULTI-FAM,63-100 U/A · permitted uses
4000:MULTI-FAM,63-100 U/A · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Units
50
Lot
0.27 ac
Current owner
From public records · entity-resolved
Venezia Miami Beach LLC
Entity
Mailing address
210-71 ST STE #309, MIAMI BEACH, FL 33141
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2025
$3,900,000
Venezia Miami Beach LLC
Jarost Group LLC
Special Warranty Deed
$2,500,000 · Matilda Yehezkel
Apr 19, 2021
—
Duca LLC
Maria Christina Scholte Ubing
Special Warranty Deed
—
May 3, 2019
—
Venezia Hotel LLC
—
Deed
related
$2,500,000 · Marquis Bk
Oct 10, 2017
—
Jarost Group LLC
Steinman Elizabeth Trust
Grant Deed
—
Dec 13, 2013
$4,850,000
Venezia Hotel LLC
Baypoint Office Tower INC
Grant Deed
$2,425,000 · Landmark Bank Of Florida
May 22, 2006
—
Beulah Rudner
Rudner,beulah
Quit Claim Deed
related
—
Oct 19, 2005
—
Steinman Elizabeth Trust
Steinman,elizabeth
Quit Claim Deed
related
—
—
—
Venezia Hotel LLC
—
Loan Modification
related
$2,500,000 · Marquis Bk
—
—
Baypoint Office Tower INC
—
Deed Of Trust
related
$1,300,000 · Eurobank
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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