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528 NW 7Th Ave, Miami, FL 33136
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Property summary
AI-generated overview
This exceptional Class A executive office suite, totaling 6,388 square feet, is situated on the fourth floor of a four-story, 15,154 square foot building constructed in 2016 in Miami-Dade County. The space boasts eight private executive offices and a dedicated conference room, all benefiting from abundant natural light thanks to floor-to-ceiling windows offering stunning Miami River views. A unique advantage is the private dock capable of accommodating a 60-foot boat, providing unparalleled water access and a prestigious address. The interior features high-end finishes and modern fixtures, designed to accommodate a variety of business needs. This single-tenant space is ideally suited for businesses seeking a flexible short-term lease, ranging from 12 to 18 months. The building itself is a modern structure, offering a prime location for businesses seeking both convenience and a sophisticated image. This turnkey solution allows for immediate occupancy, minimizing setup time and maximizing productivity. The opportunity to lease this unique and well-appointed office space is exceptional.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2016
Construction
CONCRETE
Total area
29,420 SF
Lot
0.42 ac (18,375 SF)
Zoning code
7000:INDUSTRIAL,GENERAL
APN
01-3135-027-1410
UPID
US18-0733329
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
-
(Bike/Boat/Book/etc) Store Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.15M
CAP Approach
CAP
$13.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.09M
Owner & transaction history
since 2022
Last sale
$10.2M
7 recorded transactions
Zoning & alternative use
7000:INDUSTRIAL,GENERAL · Miami, FL
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$10.09M
Value range
$9.08M – $11.09M
±10% around blend
Estimated value / SF
$343 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$9.08M
blend $10.09M
$11.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
29,420 SF
Lot area
0.42 ac
Year built
2016
Stories
4
APN
01-3135-027-1410
Zoning
7000:INDUSTRIAL,GENERAL
Assessed value
$15,000,000
Annual tax
$308,346
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.85M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.01M
@ 6.5% CAP return
$13.85M
@ 7% CAP return
$12.86M
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
$308,346
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.24M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.1 mi away · 25,135 SF
15.1 mi away · 25,642 SF
21.7 mi away · 24,982 SF
23.4 mi away · 35,477 SF
23.4 mi away · 21,302 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 2091 sales
$682
-50%
County 2270 sales
$649
-47%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $343/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
9.10%
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 · 9.10%
9.0%
NOI (est.)
$844k *
Last sale · Apr 2022
$10.20M
* 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$9.27M
Move the market yield to see immediate price impact.
Value / SF
$315
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
8.60%9.10%9.60%
$760k
$8.83M
$8.35M
$7.91M
$844k
$9.81M
$9.27M
$8.79M
$928k
$10.80M
$10.20M
$9.67M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$6.50M
10.3 mi · Dec 2025 · $202/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$308,346
Tax year 2023
Assessed value
$15,000,000
Assessed 2023
Previous assessed
$10,600,000
+41.5% YoY
Effective rate
2.06%
On assessed value
Assessed land
$2,113,125
Assessed improvement
$12,886,875
Land market value
$2,113,125
Improvement market value
$12,886,875
Total market value
$15,000,000
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
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
2016
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
4
Total area
29,420 SF
Lot
0.42 ac (18,375 SF)
Zoning code
7000:INDUSTRIAL,GENERAL
APN
01-3135-027-1410
UPID
US18-0733329
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7000:INDUSTRIAL,GENERAL · Miami, FLZoning 7000:INDUSTRIAL,GENERAL · permitted uses
7000:INDUSTRIAL,GENERAL · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2016
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Lot
0.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
7000:INDUSTRIAL,GENERAL
Jurisdiction
Miami, FL
Recorded code
7000:INDUSTRIAL,GENERAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 7000:INDUSTRIAL,GENERAL 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.
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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 · 30 · 300 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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