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Property profile & analytics
OFF-MARKET
Estimated value
$20,460,000
Hotels
5800 Waterford District Dr Miami, FL 33126-2016
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-0351646
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1986
Construction
CONCRETE
Total area
230,420 SF
Lot
10 ac (435,600 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3051-051-0080
UPID
US18-0351646
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
$26.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.46M
Owner & transaction history
Lr Miami Airport Hotel LLC · 7 yrs held
Lr Miami Airport Hotel LLC
since 2019
6 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%
$28,895,000
6.5%
$26,670,000
7%
$24,765,000
Blend value · Realmo final
$20.46M
Range $18.41M – $22.51M · ±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
$89 / 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
$487,568
Tax year 2023
Assessed value
$31,100,000
Assessed 2023
Previous assessed
$21,000,000
+48.1% YoY
Effective rate
1.57%
On assessed value
Assessed land
$11,761,200
Assessed improvement
$19,338,800
Land market value
$11,761,200
Improvement market value
$19,338,800
Total market value
$31,100,000
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
1986
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
13
Units
281
Bathrooms
287
Total area
230,420 SF
Lot
10 ac (435,600 SF)
Zoning code
7300:INDUSTRIAL,HVY MFG
APN
30-3051-051-0080
UPID
US18-0351646
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
1986
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
13
Units
281
Bathrooms
287
Lot
10 ac
Current owner
From public records · entity-resolved
Lr Miami Airport Hotel LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2019
$46,469,227
Lr Miami Airport Hotel LLC
Mia Bl Hotel Partners LLC
Special Warranty Deed
—
Dec 1, 2017
—
Mia Bl Hotel Partners LLC
—
Loan Modification
related
$33,000,000 · Vmf Cre1 LLC
Dec 13, 2012
$22,268,000
Mia Bl Hotel Partners LLC
Blue Lagoon Ownerco LLC
Special Warranty Deed
$18,000,000 · Dof IV Reit Holdings LLC
Apr 7, 2006
$150,900
Blue Lagoon Ownerco LLC
Shu Fl INC
Special Warranty Deed
$8,673,050 · Lehman Brothers Bank Fsb
Apr 7, 2006
$19,532,100
Blue Lagoon Ownerco LLC
Us Bank NA
Grant Deed
—
—
—
Blue Lagoon Ownerco LLC
—
Deed Of Trust
related
$326,950 · Lehman Brothers Bank Fsb
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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