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Property profile & analytics
OFF-MARKET
Estimated value
$280,000
Commercial land
4390 Collins Ave Miami Beach, FL 33140-3288
Individually Owned
21-yr Hold
Free & Clear
Property ID
US18-6654401
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.09 ac (3,740 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3226-001-2180
UPID
US18-6654401
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
$280k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$280k
Owner & transaction history
Fontainebleau Florida Hotel Ll · 21 yrs held
Fontainebleau Florida Hotel Ll
since 2005
7 recorded transactions
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · 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 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
$280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$280k
Range $252k – $308k · ±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
—
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
$707
Tax year 2023
Assessed value
$37,400
Assessed 2023
Previous assessed
$37,400
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$37,400
Land market value
$37,400
Total market value
$37,400
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.09 ac (3,740 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3226-001-2180
UPID
US18-6654401
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · Miami Beach, FLZoning 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
Source
Zoning Ordinance
Building & site characteristics
From public records
Heating
NONE
Lot
0.09 ac
Current owner
From public records · entity-resolved
Fontainebleau Florida Hotel Ll
Individual
Free & Clear · 21 yrs held
Mailing address
4441 COLLINS AVE, MIAMI BEACH, FL 33140-3227
Ownership since
2005
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
Sep 30, 2010
—
Fontainebleau Florida Hotel Ll
—
Deed Of Trust
related
$241,157,623 · Bank Of America
May 12, 2005
$110,000,000
Fontainebleau Florida Hotel Ll
Hotelerama Associates Ltd
Grant Deed
—
May 12, 2005
$30,000,000
Fontainebleau Florida Twr 3 Ll
Hotelerama Associates Ltd
Grant Deed
—
May 12, 2005
$25,000,000
Fontainebleau Florida Twr 4 Ll
Hotelerama Associates Ltd
Grant Deed
—
May 12, 2005
$200
Fontainebleau Florida Hotel Ll
Hotelerama Associates Ltd
Trustees Deed
related
$161,600,000 · Bank Of America
Oct 11, 2002
$2,234,000
Tl Fontainebleau Tower LP
Hotelerama Associates Ltd
Grant Deed
$115,000,000 · Bank Of Nova Scotia Ttee
—
—
Fontainebleau Florida Hotel Ll
—
Loan Modification
related
$795,000,000 · Goldman Sachs Bk USA
—
—
Fontainebleau Florida Hotel Ll
—
Loan Modification
related
$795,000,000 · Goldman Sachs Bk USA
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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