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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Office buildings
450 Washington Ave Homestead, FL 33030-6036
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-5873259
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1982
Construction
CONCRETE
Total area
2,004 SF
Lot
0.15 ac (6,650 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
10-7918-003-0390
UPID
US18-5873259
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
-
Brilliant Kids Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$521k
Blend (final)
Blend
$550k
Owner & transaction history
Brilliant Kids Preschools LLC · 4 yrs held
Brilliant Kids Preschools LLC
since 2021
Last sale
$480,000
7 recorded transactions
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Homestead, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$880,000
+41.1%
Commercial (general)
$670,000
+7.4%
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 Homestead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Homestead 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
$670,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$625,000
Current use
MEDICAL BUILDING
$880,000
Change: +41% · Conversion: Easy
COMMERCIAL (GENERAL)
$670,000
Change: +7% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$575,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $480k (Sep 14 2021)
Last sale anchor
$480k
Sep 14 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
$274 / 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
Assessed value
$317,394
Assessed 2023
Previous assessed
$253,331
+25.3% YoY
Assessed land
$166,250
Assessed improvement
$151,144
Land market value
$166,250
Improvement market value
$151,144
Total market value
$317,394
Applied tax rate
1,000.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1982
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
2,004 SF
Lot
0.15 ac (6,650 SF)
Zoning code
6300:COMMERCIAL,RESTRICT
APN
10-7918-003-0390
UPID
US18-5873259
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6300:COMMERCIAL,RESTRICT · Homestead, FL
Zoning 6300:COMMERCIAL,RESTRICT · permitted uses
6300:COMMERCIAL,RESTRICT · Homestead, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Homestead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$625,000
MEDICAL BUILDING
Est. value
$880,000
COMMERCIAL (GENERAL)
Est. value
$670,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$575,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1982
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Brilliant Kids Preschools LLC
Entity
Mailing address
450 WASHINGTON AVE, MIAMI BEACH, FL 33139
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2021
$480,000
Brilliant Kids Preschools LLC
Little Learners Preschool Academy C
Warranty Deed
—
Jul 22, 2019
—
Little Learners Preschool Acad
—
Deed
related
$250,000 · Branch Bk&tr
Feb 23, 2019
$322,500
Little Learners Preschool Academy C
Avant Educational Services INC
Warranty Deed
$250,000 · Best Rate Mortgage Corporation
Feb 23, 2019
$100
Little Sch 4 Little People INC
Ravenell,donald & Julie B
Correction Deed
related
—
Dec 24, 2008
—
Little Sch 4 Little People INC
Ravenell,donald & Julie B
Quit Claim Deed
related
—
Mar 8, 2005
$315,000
Donald Ravenell
Burkhead,patrick
Warranty Deed
$283,500 · Patrick Burkhead
Jul 3, 2003
$129,000
Burkhead,patrick
La Julondel Corp
Grant Deed
—
May 16, 1997
$160,000
La Julondel Corp
Sommer,harvey D
Grant Deed
$102,000 · Homestead Revolving Lo
—
—
Little Learners Preschool Acad
—
Deed Of Trust
related
$250,000 · Branch Bk&tr
—
—
Donald Ravenell
—
Deed Of Trust
related
$21,846 · Patrick Burkhead
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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