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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Theaters & concert halls
4208 Ponce De Leon Blvd Miami, FL 33146
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1490151
Property profile
Verified
Property type
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Year built
1946
Construction
CONCRETE
Total area
5,030 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6600
APN
03-4120-017-1380
UPID
US18-1490151
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
$450k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$954k
Blend (final)
Blend
$700k
Owner & transaction history
D & O LLC · 19 yrs held
D & O LLC
since 2007
7 recorded transactions
Zoning & alternative use
6600 · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$955,000
+149.6%
Commercial (general)
$865,000
+126.9%
Industrial (general)
$855,000
+124.4%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$955,000
Change: +150% · Conversion: Difficult
COMMERCIAL (GENERAL)
$865,000
Change: +127% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$855,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$780,000
Change: +104% · Conversion: Difficult
RESTAURANT
$670,000
Change: +75% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$139 / 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
$54,370
Tax year 2023
Assessed value
$3,820,000
Assessed 2023
Previous assessed
$2,225,000
+71.7% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,375,000
Assessed improvement
$2,445,000
Land market value
$1,375,000
Improvement market value
$2,445,000
Total market value
$3,820,000
Applied tax rate
300.0000
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
Theaters & concert halls
Use group
ARENA, CONVENTION CENTER
Status
Off-Market
Year built
1946
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
5,030 SF
Lot
0.11 ac (5,000 SF)
Zoning code
6600
APN
03-4120-017-1380
UPID
US18-1490151
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6600 · Miami, FL
Zoning 6600 · permitted uses
6600 · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$955,000
COMMERCIAL (GENERAL)
Est. value
$865,000
INDUSTRIAL (GENERAL)
Est. value
$855,000
AUTO REPAIR, GARAGE
Est. value
$780,000
RESTAURANT
Est. value
$670,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
1946
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
D & O LLC
Entity
Mailing address
1230 CATALONIA AVE, CORAL GABLES, FL 33134-6307
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jun 9, 2017
—
D & O LLC
—
Deed
related
$1,110,199 · Gerald Katcher
Jan 3, 2017
—
D & O LLC
—
Deed
related
$4,650,000 · Biscayne Bk
Dec 19, 2014
—
D & O LLC
—
Loan Modification
related
$4,400,000 · C1 Bk
Feb 27, 2008
—
D & O LLC
—
Trustees Deed
related
$250,000 · Howard A JR Thomson
Apr 4, 2007
$2,550,000
D & O LLC
Howard Adams INC
Grant Deed
$2,000,000 · Totalbank
—
—
D & O LLC
—
Deed Of Trust
related
$1,868,387 · Totalbank
—
—
D & O LLC
—
Deed Of Trust
related
$2,058,388 · Totalbank
—
—
D & O LLC
—
Loan Modification
related
$4,650,000 · Biscayne Bk
—
—
D & O LLC
—
Deed Of Trust
related
$1,110,199 · Gerald Katcher
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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