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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Hotels
6495 Indian Crk Dr Miami Beach, FL 33141-5804
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-1507987
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1959
Construction
CONCRETE
Total area
15,364 SF
Lot
0.6 ac (25,961 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3211-007-1930
UPID
US18-1507987
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
by Request
Comparable Approach
Comparable
$597k
Blend (final)
Blend
$890k
Owner & transaction history
Fontane LLC · 9 yrs held
Fontane LLC
since 2017
7 recorded transactions
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · Miami Beach, 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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Beach 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$58 / 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
$101,608
Tax year 2023
Assessed value
$5,580,000
Assessed 2023
Previous assessed
$5,580,000
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$5,192,200
Assessed improvement
$387,800
Land market value
$5,192,200
Improvement market value
$387,800
Total market value
$5,580,000
Applied tax rate
200.0000
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
1959
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Units
26
Bathrooms
43
Total area
15,364 SF
Lot
0.6 ac (25,961 SF)
Zoning code
4000:MULTI-FAM,63-100 U/A
APN
02-3211-007-1930
UPID
US18-1507987
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4000:MULTI-FAM,63-100 U/A · Miami Beach, FL
Zoning 4000:MULTI-FAM,63-100 U/A · permitted uses
4000:MULTI-FAM,63-100 U/A · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1959
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Units
26
Bathrooms
43
Lot
0.6 ac
Current owner
From public records · entity-resolved
Fontane LLC
Entity
Mailing address
1630 W 22ND SUNSET IS, MIAMI BEACH, FL 33140
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2018
—
Fontane LLC
—
Deed
related
$3,000,000 · City Nat'l Bk/fl
May 4, 2017
$1,700,000
Fontane LLC
Joe Comesana
Quit Claim Deed
related
$10,700,000 · City National Bank Of Florida
Aug 8, 2016
—
Joe Comesana
—
Deed
related
$300,000 · Nancy & Ronald Loring
Apr 16, 2015
—
Joe Comesana
—
Trustees Deed
related
$750,000 · Opa Locka One Corp
Jun 5, 2014
$6,000,000
Joe Comesana
6495 Indian Creek LLC
Warranty Deed
—
Jan 7, 2013
$4,150,000
6495 Indian Creek LLC
New Sirolo LLC
Warranty Deed
$3,200,000 · Biscayne Bank
Nov 15, 2012
—
New Sirolo LLC
Sirolo LLC
Quit Claim Deed
—
Apr 13, 2011
$3,550,000
Sirolo LLC
Indian Creek Boutique Apartmen
Warranty Deed
—
Jul 23, 2009
$2,418,750
Indian Creek Boutique Apartmen
1414 Euclid Ave INC
Warranty Deed
—
Apr 30, 2002
$2,400,000
1414 Euclid Ave INC
Miami Suites LLC
Grant Deed
$1,920,000 · Intercredit Bank NA
May 9, 2000
$2,100,000
Miami Suites LLC
Pinetree Estates INC
Grant Deed
$1,365,000 · Turnberry Bank
Dec 10, 1998
$1,300,000
Indian Creek Lc
Fontaine Apartments Corp
Grant Deed
—
—
—
Joe Comesana
—
Deed Of Trust
related
$1,700,000 · Private Individual
—
—
Joe Comesana
—
Deed Of Trust
related
$300,000 · Nancy & Ronald Loring
—
—
1414 Euclid Ave INC
—
Deed Of Trust
related
$2,100,000 · Astoria Federal Mortgage Corp
—
—
Fontane LLC
—
Deed Of Trust
related
$3,000,000 · City Nat'l Bk/fl
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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