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Property profile & analytics
FOR SALE
Office buildings
470 NW 22Nd Ave Miami, FL 33125
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-5759529
For Sale
1 / 12
$1,125,000
470 NW 22Nd Ave, Miami, FL 33125
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Carousel Learning Academy Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$760k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$843k
Blend (final)
Blend
$715k
Owner & transaction history
Polishook Property Group LLC · 3 yrs held
Polishook Property Group LLC
since 2022
Last sale
$685,000
5 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+40.3%
Retail stores
$895,000
+22.8%
Commercial (general)
$800,000
+9.6%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami 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
$880,000
ML approach
$760,000
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$735,000
7%
$685,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$730,000
Current use
AUTO REPAIR, GARAGE
$1,025,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$895,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$800,000
Change: +10% · Conversion: Easy
MEDICAL BUILDING
$685,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $685k (Sep 6 2022)
Last sale anchor
$685k
Sep 6 2022
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
$457 / 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
$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
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
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, FL
Zoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$800,000
MEDICAL BUILDING
Est. value
$685,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Polishook Property Group LLC
Entity
Mailing address
470 NW 22ND AVE, MIAMI, FL 33125-3352
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2022
$685,000
Polishook Property Group LLC
Carousel Day Care Center INC
Warranty Deed
$548,000 · Amerant Bank NA
Jan 20, 2011
$290,000
Carousel Day Care Center INC
Rodriguez,olga
Warranty Deed
$232,000 · Olga Rodriguez
Aug 19, 2005
$240,000
Olga Rodriguez
Maroto,tomas
Warranty Deed
—
Jan 19, 2005
—
Rodriguez,olga
Rodriguez,olga
Quit Claim Deed
related
—
Sep 29, 2003
—
Rodriguez,olga
Novales,humberto
Quit Claim Deed
related
—
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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