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Property profile & analytics
FOR SALE
Outlet malls
45 Valencia Ave Coral Gables, FL 33134
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US19-0378720
For Sale
1 / 40
$3,850,000
45 Valencia Ave, Coral Gables, FL 33134
View Listing →
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1952
Construction
CONCRETE
Total area
2,644 SF
Lot
0.07 ac (2,931 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
03-4117-005-1320
UPID
US19-0378720
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
$1.33M
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.39M
Owner & transaction history
45 Realty Group LLC · 4 yrs held
45 Realty Group LLC
since 2021
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Coral Gables, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+52.9%
Commercial (general)
$1.2M
+2.9%
Medical building
$1.2M
+2.7%
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 Coral Gables submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Coral Gables 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%
$1,440,000
6.5%
$1,325,000
7%
$1,230,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,130,000
Current use
AUTO REPAIR, GARAGE
$1,730,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,165,000
Change: +3% · Conversion: Easy
MEDICAL BUILDING
$1,160,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±10% · vs last sale $1.50M (Sep 30 2021)
Last sale anchor
$1.50M
Sep 30 2021
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
$524 / 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
$24,649
Tax year 2023
Assessed value
$1,419,000
Assessed 2023
Previous assessed
$1,173,010
+21.0% YoY
Effective rate
1.74%
On assessed value
Assessed land
$1,025,850
Assessed improvement
$393,150
Land market value
$1,025,850
Improvement market value
$393,150
Total market value
$1,419,000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
For Sale
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
2,644 SF
Lot
0.07 ac (2,931 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
03-4117-005-1320
UPID
US19-0378720
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Coral Gables, FL
Zoning 6600:COMMERCIAL,LIBERAL · permitted uses
6600:COMMERCIAL,LIBERAL · Coral Gables, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Coral Gables. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$905,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
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
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
45 Realty Group LLC
Entity
Mailing address
45 VALENCIA AVE, CORAL GABLES, FL 33134-6107
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2021
$1,500,000
45 Realty Group LLC
Nash Developers INC
Warranty Deed
$763,500 · City National Bank Of Florida
Mar 9, 2005
$860,000
Nash Developers INC
45 Valencia Avenue LLC
Warranty Deed
$645,000 · Great Florida Bank
—
—
45 Valencia Avenue LLC
—
Deed Of Trust
related
$450,000 · First Southern Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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