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Property profile & analytics
OFF-MARKET
Estimated value
$5,085,000
Assisted living facilities
390 135th St North Miami, FL 33161-3967
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-7899490
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Total area
33,093 SF
Lot
2.07 ac (89,975 SF)
Zoning code
3700:MULTI-FAM,10-21 U/A
APN
06-2230-000-0240
UPID
US18-7899490
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$5.09M
Owner & transaction history
Fmhr LLC · 2 yrs held
Fmhr LLC
since 2023
5 recorded transactions
Zoning & alternative use
3700:MULTI-FAM,10-21 U/A · North Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Ordinances | North Miami, 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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$7,975,000
Current use
Blend value · Realmo final
$5.09M
Range $4.58M – $5.59M · ±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
$154 / 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
$136,446
Tax year 2023
Assessed value
$9,365,000
Assessed 2023
Previous assessed
$7,860,000
+19.1% YoY
Effective rate
1.46%
On assessed value
Assessed land
$3,149,125
Assessed improvement
$6,215,875
Land market value
$3,149,125
Improvement market value
$6,215,875
Total market value
$9,365,000
Applied tax rate
600.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1967
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
146
Total area
33,093 SF
Lot
2.07 ac (89,975 SF)
Zoning code
3700:MULTI-FAM,10-21 U/A
APN
06-2230-000-0240
UPID
US18-7899490
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3700:MULTI-FAM,10-21 U/A · North Miami, FLZoning 3700:MULTI-FAM,10-21 U/A · permitted uses
3700:MULTI-FAM,10-21 U/A · North Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Ordinances | North Miami, FL
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$8.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1967
Heating
NONE
Cooling
Yes
Stories
1
Units
146
Lot
2.07 ac
Current owner
From public records · entity-resolved
Fmhr LLC
Entity
Free & Clear · 2 yrs held
Ownership since
2023
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
Sep 27, 2023
—
Fmhr LLC
390 LLC
Lease
—
Sep 27, 2022
—
390 LLC
—
Deed
related
$10,000,000 · Bokf NA
Jun 6, 2016
—
390 LLC
—
Deed
related
$27,170,000 · Regions Bk
Sep 4, 2014
$7,500,000
390 LLC
Ap2012 Fountainhead LLC
Special Warranty Deed
$16,688,000 · Regions Bank
—
—
390 LLC
—
Loan Modification
related
$27,170,000 · Regions Bk
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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