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Property profile & analytics
OFF-MARKET
Estimated value
$25,530,000
Retail residential properties
6625 Indian Crk Dr, Miami Beach, FL 33141
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-1535592
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2012
Construction
CONCRETE
Total area
149,865 SF
Lot
0.8 ac (34,940 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3211-007-1800
UPID
US18-1535592
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
by Request
Blend (final)
Blend
$25.53M
Owner & transaction history
Deauville Associates LLC · 13 yrs held
Deauville Associates LLC
since 2012
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$170 / 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
$251,551
Tax year 2023
Assessed value
$13,800,000
Assessed 2023
Previous assessed
$13,800,000
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$7,686,800
Assessed improvement
$6,113,200
Land market value
$7,686,800
Improvement market value
$6,113,200
Total market value
$13,800,000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2012
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
6
Total area
149,865 SF
Lot
0.8 ac (34,940 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
02-3211-007-1800
UPID
US18-1535592
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · Miami Beach, FL
Zoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · 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
2012
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
6
Lot
0.8 ac
Current owner
From public records · entity-resolved
Deauville Associates LLC
Entity
Mailing address
6701 COLLINS AVE, MIAMI BEACH, FL 33141-3242
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
—
Deauville Associates LLC
—
Deed
related
$9,000,000 · Frc Vtx Assets LLC
Jun 4, 2025
—
Deauville Associates LLC
—
Deed
related
$5,250,000 · Eos Loans LLC
Sep 17, 2020
—
Deauville Assocs LLC
—
Deed
related
$13,055,319 · Menada INC
Dec 21, 2012
$6,800,000
Deauville Associates LLC
Nobe Bay Holdings LLC
Grant Deed
—
Jun 9, 2011
$180,200
6700 Indian Creek Holding Ich
Indian Creek Holdings LLC
Trustees Deed
related
—
Apr 21, 2008
—
67th Street Holdings LLC
—
Deed Of Trust
related
$12,912,100 · Regions Bank
Feb 19, 2004
$4,000,000
Deauville Hotel Property LLC
Collins Avenue Hotel LP
Trustees Deed
$18,000,000 · Prudential Insurance Co
Feb 19, 2004
$500,000
67th Street Holdings LLC
Collins Avenue Hotel LP
Grant Deed
related
—
—
—
67th Street Holdings LLC
—
Deed Of Trust
related
$12,912,100 · Regions Bank
—
—
Deauville Associates LLC
—
Deed Of Trust
related
$1,000,000 · Ocean Bank
—
—
Nobe Bay Holdings LLC
—
Deed Of Trust
related
$18,000,000 · Us Bank NA
—
—
Deauville Assocs LLC
—
Deed Of Trust
related
$13,055,319 · Menada INC
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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