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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Outlet malls
450 41st St Miami Beach, FL 33140-3504
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US18-9023876
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1934
Construction
CONCRETE
Total area
2,550 SF
Lot
0.07 ac (2,875 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
02-3227-017-1220
UPID
US18-9023876
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
$1.28M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$925k
Owner & transaction history
Zeidys LLC · 15 yrs held
Zeidys LLC
since 2011
7 recorded transactions
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+10.7%
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 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%
$1,385,000
6.5%
$1,280,000
7%
$1,190,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,010,000
Current use
MEDICAL BUILDING
$1,120,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$363 / 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
$25,902
Tax year 2023
Assessed value
$1,495,888
Assessed 2023
Previous assessed
$1,496,008
0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$1,365,625
Assessed improvement
$130,263
Land market value
$1,365,625
Improvement market value
$130,263
Total market value
$1,495,888
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1934
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
2,550 SF
Lot
0.07 ac (2,875 SF)
Zoning code
6600:COMMERCIAL,LIBERAL
APN
02-3227-017-1220
UPID
US18-9023876
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6600:COMMERCIAL,LIBERAL · Miami Beach, FL
Zoning 6600:COMMERCIAL,LIBERAL · permitted uses
6600:COMMERCIAL,LIBERAL · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES Current
MEDICAL 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
1934
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Zeidys LLC
Entity
Mailing address
450 W 41ST ST, MIAMI BEACH, FL 33140-3504
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Apr 27, 2011
$650,000
Zeidys LLC
Jewish Learning Center Of Ohr Men
Warranty Deed
$325,000 · Jewish Learning Center/ohr Men
Jun 25, 2010
$250,000
Jewish Learning Center Of Ohr Men
450 Property Holdings LLC
Warranty Deed
—
Dec 31, 2009
$500,000
450 Property Holdings LLC
450 Agr LLC
Warranty Deed
$450,000 · 450 Agr LLC
Sep 1, 2009
—
450 Agr LLC
Barton Ira S Trust
Warranty Deed
—
Jun 3, 2009
—
Barton Ira S Trust
450 Agr LLC
Warranty Deed
—
Jul 2, 2008
$1,200,000
450 Agr LLC
Taf Real Estate Management LLC
Warranty Deed
—
Oct 26, 2004
$1,600,000
Taf Real Estate Management LLC
450 Arthur Godfrey LLC
Warranty Deed
$800,000 · Great Florida Bank
Feb 9, 2004
—
450 Godfrey LLC
Park Court Holdings INC
Quit Claim Deed
related
—
—
—
Arthur Godfrey LLC
—
Deed Of Trust
related
$768,000 · Union Planters National 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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