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Property profile & analytics
OFF-MARKET
Estimated value
$11,360,000
Hotels
5500 Waterford District Dr Miami, FL 33126-2028
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US18-0281016
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2000
Construction
CONCRETE
Total area
137,227 SF
Lot
7.2 ac (313,632 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3131-025-0081
UPID
US18-0281016
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
$15.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.36M
Owner & transaction history
Avr-blue Lagoon LLC · 19 yrs held
Avr-blue Lagoon LLC
since 2007
3 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,210,000
6.5%
$15,885,000
7%
$14,750,000
Blend value · Realmo final
$11.36M
Range $10.22M – $12.50M · ±10%
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
$83 / 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
$269,455
Tax year 2023
Assessed value
$15,800,000
Assessed 2023
Previous assessed
$15,200,000
+3.9% YoY
Effective rate
1.71%
On assessed value
Assessed land
$4,882,423
Assessed improvement
$10,917,577
Land market value
$4,882,423
Improvement market value
$10,917,577
Total market value
$15,800,000
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
2000
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
7
Units
159
Total area
137,227 SF
Lot
7.2 ac (313,632 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3131-025-0081
UPID
US18-0281016
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
2000
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
7
Buildings
3
Units
159
Lot
7.2 ac
Current owner
From public records · entity-resolved
Avr-blue Lagoon LLC
Entity
Mailing address
814 E MAIN ST, RICHMOND, VA 23219-3306
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2007
$9,819,700
Avr-blue Lagoon LLC
RT-bl Associates Lc
Grant Deed
—
Mar 16, 2007
$24,300,000
Apple Seven Spe Miami INC
Avr-blue Lagoon LLC
Grant Deed
—
—
—
Apple Seven Spe Miami INC
—
Deed Of Trust
related
$17,000,000 · Key Bank & Trust
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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