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Property profile & analytics
OFF-MARKET
Estimated value
$7,680,000
Hotels
656 Ee Dr Miami Springs, FL 33166-6112
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4667611
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1950
Construction
CONCRETE
Total area
32,712 SF
Lot
0.84 ac (36,600 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
05-3119-013-3880
UPID
US18-4667611
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
$8.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.68M
Owner & transaction history
Gls 770 LLC · 4 yrs held
Gls 770 LLC
since 2022
Last sale
$7.8M
4 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami Springs, FL
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Springs 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
$7,205,000
ML approach
$8,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.68M
Range $6.91M – $8.45M · ±10% · vs last sale $7.75M (May 17 2022)
Last sale anchor
$7.75M
May 17 2022
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
$235 / 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
$136,742
Tax year 2023
Assessed value
$6,200,000
Assessed 2023
Previous assessed
$4,600,000
+34.8% YoY
Effective rate
2.21%
On assessed value
Assessed land
$1,647,000
Assessed improvement
$4,553,000
Land market value
$1,647,000
Improvement market value
$4,553,000
Total market value
$6,200,000
Applied tax rate
500.0000
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
1950
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Buildings
2
Stories
2
Units
104
Bathrooms
113
Total area
32,712 SF
Lot
0.84 ac (36,600 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
05-3119-013-3880
UPID
US18-4667611
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · Miami Springs, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · Miami Springs, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Building & site characteristics
From public records
Year built
1950
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Units
104
Bathrooms
113
Lot
0.84 ac
Current owner
From public records · entity-resolved
Gls 770 LLC
Entity
Mailing address
2827 FRST ML LN, JACKSONVILLE, FL 32257-5758
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2025
—
Gls 770 LLC
—
Deed
related
$1,200,000 · Como Holdings Corp
May 17, 2022
$7,750,000
Gls 770 LLC
Runway Partners LLC
Special Warranty Deed
$6,640,000 · Emg Transfer Agent LLC
May 17, 2022
—
Runway Partners LLC
Paul Pfeffer
Correction Deed
related
—
May 4, 2007
—
Runway Partners LLC
Pfeffer,paul
Grant Deed
—
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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