FOR SALE
Retail space
Property ID
US18-1946077
Entity Owned Owner of record is a legal entity (LLC / corporation).
7-yr Hold Held for 7 years.
~
Est. High Equity Modeled equity is high. Estimate, not a fact.
Entity Owned
Market Trends
Soon
For Sale
$4,250,000
5445 Collins Ave,Unit CU14, Miami Beach, FL 33140
View Listing →
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2023
What does the county charge?
$6k
Tax billed · 2023
Assessed value$322k
Effective rate1.89%
Value estimate · Sep 2026
$220k
$198k – $242k
NOI build-up
Gross scheduled income$317k
Vacancy & credit loss−$27k
Operating expenses−$87k
NOI · 4.78% cap applied$203k
Realmo valuation models over county records and 13 qualifying comparable sales.
Recently sold
What actually traded nearby?
$397/SF
ZIP average, outlier-cleaned · 30 recorded sales of this use type
Observed band · Q1–Q3$165 – $511
Qualifying comparables13
Cap rate analysis
How does the asset earn?
4.78%
$203k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
4100:MULTI-FAMILY,101+U/A
JurisdictionDADE
Location intelligence
Which uses thrive at this corner?
Best fit: Law Firm
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Law Firm17.8
Spa & Massage13.1
Nail Salon12.9
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 6 transfers
✓ 13 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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 13 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
$220k
Value range
$198k – $242k
±10% around blend
Estimated value / SF
$212 / SF
Confidence
High
13 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$198k
blend $220k
$242k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,040 SF
Year built
1966
APN
02-3214-021-5530
Zoning
4100:MULTI-FAMILY,101+U/A
Assessed value
$322,400
Annual tax
$6,092
3
Income approach: direct capitalization
Partial preview
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
$6,092
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$503k
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.9 mi away · 919 SF
11.2 mi away · 1,152 SF
16.0 mi away · 1,100 SF
17.3 mi away · 750 SF
17.8 mi away · 800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$220k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$397
-47%
Submarket 997 sales
$572
-63%
County 1136 sales
$507
-58%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $212/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 · 13 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
4.78%
Selected cap rate for this retail space
Derived from the Miami Beach market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.78%
9.0%
NOI (est.)
$203k *
* 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$4.25M
Move the market yield to see immediate price impact.
Value / SF
$4,084
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
4.28%4.78%5.28%
$183k
$4.27M
$3.82M
$3.46M
$203k
$4.74M
$4.25M
$3.84M
$223k
$5.22M
$4.67M
$4.23M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$1.00M
7.4 mi · Dec 2025 · $769/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1966
Heating
NONE
Total area
1,040 SF
Zoning code
4100:MULTI-FAMILY,101+U/A
APN
02-3214-021-5530
UPID
US18-1946077
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Property tax & assessments
Tax year 2023
Tax billed
$6,092
Assessed value
$322,400
Assessed 2023
Previous assessed
$322,400
+0.0% YoY
Effective rate
1.89%
On assessed value
Total market value
$322,400
Applied tax rate
200.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
4100:MULTI-FAMILY,101+U/A
Jurisdiction
Miami Beach, FL
Recorded code
4100:MULTI-FAMILY,101+U/A
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 4100:MULTI-FAMILY,101+U/A in Miami Beach, 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.
One complete report on every paid plan · 30 · 300 reports per month.
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
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.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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