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Property profile & analytics
OFF-MARKET
Estimated value
$78,960,000
Hotels
5101 Waterford District Dr Miami, FL 33126-2021
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-1527971
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1983
Construction
CONCRETE
Total area
859,230 SF
Lot
20.59 ac (896,901 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3131-025-0050
UPID
US18-1527971
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
$99.46M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$78.96M
Owner & transaction history
M2 Miami Airport Blue Lagoon LLC · 3 yrs held
M2 Miami Airport Blue Lagoon LLC
since 2023
Last sale
$77.8M
5 recorded transactions
Zoning & alternative use
7300:INDUSTRIAL,HVY MFG · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$60,780,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$107,745,000
6.5%
$99,460,000
7%
$92,355,000
Blend value · Realmo final
$78.96M
Range $71.06M – $86.86M · ±10% · vs last sale $77.80M (Feb 6 2023)
Last sale anchor
$77.80M
Feb 6 2023
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
$92 / 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
$1,010,647
Tax year 2023
Assessed value
$63,500,000
Assessed 2023
Previous assessed
$51,500,000
+23.3% YoY
Effective rate
1.59%
On assessed value
Assessed land
$13,776,816
Assessed improvement
$49,723,184
Land market value
$13,776,816
Improvement market value
$49,723,184
Total market value
$63,500,000
Applied tax rate
3,000.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Buildings
7
Stories
14
Units
508
Bathrooms
500
Total area
859,230 SF
Lot
20.59 ac (896,901 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3131-025-0050
UPID
US18-1527971
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7300:INDUSTRIAL,HVY MFG · Miami, FL
Zoning 7300:INDUSTRIAL,HVY MFG · permitted uses
7300:INDUSTRIAL,HVY MFG · 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.
Building & site characteristics
From public records
Year built
1983
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
14
Buildings
7
Units
508
Bathrooms
500
Lot
20.59 ac
Current owner
From public records · entity-resolved
M2 Miami Airport Blue Lagoon LLC
Entity
Mailing address
1503 LYNDON B JOHNSON FWY STE #300, DALLAS, TX 75234-6011
Ownership since
2023
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
Feb 6, 2023
$77,800,000
M2 Miami Airport Blue Lagoon LLC
Miami Airport LLC
Special Warranty Deed
$86,800,000 · Tpg Re Finance 24 Ltd
Apr 11, 2006
—
Hma Hotel Partners
—
Deed Of Trust
related
$43,272,000 · Prudential Insurance Co
Sep 20, 1999
$49,529,500
Shc Miami Airport LLC
Strategic Hotel Capital LP
Grant Deed
$33,750,000 · Secore Financial Corp
—
—
Miami Airport LLC
—
Loan Modification
related
—
—
—
Miami Airport LLC
—
Deed Of Trust
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.
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