470 NW 22Nd Ave Miami, FL 33125
Office buildings
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Entity Owned
3-yr Hold
~
Est. High Equity
For Sale
1 / 12
$1,125,000
470 NW 22Nd Ave, Miami, FL 33125
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Estimated value (blended)
$880k
Range $792k – $968k (±10%)
Implied cap rate
5.40%
In-place · NOI ÷ last sale
Property ID
US18-5759529
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1952
Construction
CONCRETE
Total area
1,565 SF
Lot
0.13 ac (5,720 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4103-035-0190
UPID
US18-5759529
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$760k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$843k
Blend (final)
Blend
$880k
Owner & transaction history
since 2022
Last sale
$685,000
5 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Top alternative use upside
Auto repair, garage
$1.0M
+40.3%
Retail stores
$895,000
+22.8%
Commercial (general)
$800,000
+9.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 12 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$880k
Value range
$792k – $968k
±10% around blend
Estimated value / SF
$562 / SF
Confidence
High
12 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$792k
blend $880k
$968k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,565 SF
Lot area
0.13 ac
Year built
1952
Stories
1
APN
01-4103-035-0190
Assessed value
$523,306
Annual tax
$10,757
3
Income approach: direct capitalization
Partial preview
Income approach indication
$735k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$800k
@ 6.5% CAP return
$735k
@ 7% CAP return
$685k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$10,757
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$905k
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.6 mi away · 1,910 SF
3.9 mi away · 1,232 SF
5.6 mi away · 1,555 SF
5.7 mi away · 1,376 SF
6.5 mi away · 1,135 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$880k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$466
+21%
Submarket 2091 sales
$682
-18%
County 2270 sales
$649
-13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $562/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+40%
vs current-use indication
Retail Stores
Commercial (general)
Office Building · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
5.40%
Selected cap rate for this office buildings
Derived from the Miami market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.40%
9.0%
NOI (est.)
$84k *
Last sale · Sep 2022
$685k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.55M
Move the market yield to see immediate price impact.
Value / SF
$993
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.90%5.40%5.90%
$75k
$1.54M
$1.40M
$1.28M
$84k
$1.71M
$1.55M
$1.42M
$92k
$1.88M
$1.71M
$1.56M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$1.10M
1.1 mi · Dec 2025 · $728/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,757
Tax year 2023
Assessed value
$523,306
Assessed 2023
Previous assessed
$494,848
+5.8% YoY
Effective rate
2.06%
On assessed value
Assessed land
$457,600
Assessed improvement
$65,706
Land market value
$457,600
Improvement market value
$65,706
Total market value
$523,306
Applied tax rate
100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
1,565 SF
Lot
0.13 ac (5,720 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
01-4103-035-0190
UPID
US18-5759529
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6100:COMMERCIAL,NEIGHBRHD
Jurisdiction
Miami, FL
Recorded code
6100:COMMERCIAL,NEIGHBRHD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6100:COMMERCIAL,NEIGHBRHD in Miami, FL.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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