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Property profile & analytics
OFF-MARKET
Estimated value
$39,060,000
Office buildings
700 107th Ave Miami, FL 33172-3161
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5941907
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1982
Construction
CONCRETE
Total area
77,689 SF
Lot
16.41 ac (714,820 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
30-3056-097-0010
UPID
US18-5941907
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
Current use
Occupant on record · Public records
-
Universal American Mortgage Company Loan Service Bank
-
FedEx Drop Box Postal Service Courier Service
-
SunStreet Energy Group Corporate Office
-
Calatlantic Title Group, Llc Title Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$36.58M
Comparable Approach
Comparable
$41.37M
Blend (final)
Blend
$39.06M
Owner & transaction history
Four 700 LLC · 8 yrs held
Four 700 LLC
since 2017
7 recorded transactions
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Miami, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning and Zoning
Top alternative use upside
Restaurant
$57.6M
+81.5%
Commercial (general)
$57.4M
+80.9%
Auto repair, garage
$50.8M
+60.0%
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%
$39,620,000
6.5%
$36,575,000
7%
$33,960,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$31,750,000
Current use
RESTAURANT
$57,610,000
Change: +81% · Conversion: Moderate
COMMERCIAL (GENERAL)
$57,435,000
Change: +81% · Conversion: Easy
AUTO REPAIR, GARAGE
$50,795,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$44,580,000
Change: +40% · Conversion: Moderate
MEDICAL BUILDING
$34,120,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$39.06M
Range $35.15M – $42.97M · ±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
$503 / 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
$584,119
Tax year 2023
Assessed value
$43,400,000
Assessed 2023
Previous assessed
$43,400,000
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$15,726,040
Assessed improvement
$27,673,960
Land market value
$15,726,040
Improvement market value
$27,673,960
Total market value
$43,400,000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1982
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
3
Total area
77,689 SF
Lot
16.41 ac (714,820 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
30-3056-097-0010
UPID
US18-5941907
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Miami, FLZoning 9500:OFFICE PARK DISTRICT · permitted uses
9500:OFFICE PARK DISTRICT · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning and Zoning
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$31.8M
RESTAURANT
Est. value
$57.6M
COMMERCIAL (GENERAL)
Est. value
$57.4M
AUTO REPAIR, GARAGE
Est. value
$50.8M
RETAIL STORES
Est. value
$44.6M
MEDICAL BUILDING
Est. value
$34.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1982
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Buildings
4
Lot
16.41 ac
Current owner
From public records · entity-resolved
Four 700 LLC
Entity
Mailing address
6030 PNES BLVD STE #240, PEMBROKE PINES, FL 33024-7885
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2017
$400,000
Four 700 LLC
Lcc Holdings 2 LLC
Special Warranty Deed
$28,600 · Starwood Mortgage Capital LLC
May 15, 2013
$16,385,300
Lcc Holdings-2 LLC
Crp-2 Holdings Cc LP
Grant Deed
—
May 15, 2013
—
Lcc Holdings-2 LLC
—
Loan Modification
related
$37,500,000 · North American Co/life & Healt
Oct 1, 2012
—
Crp-2 Holdings Cc LP
—
Deed Of Trust
related
$138,270,000 · Us Bank NA #2007-ldp10 (ce)
Feb 15, 2007
$55,600,000
Crp-2 Holdings Cc LP
City National Bank Of Florida
Deed
—
Jul 23, 2004
—
City National Bank Of Florida
Corporate Center Holdings Lc
Grant Deed
related
$6,080,169 · Principal Life Insurance Co
Nov 29, 2001
$199,000
Maria A Lllanes
Lennar Homes
Grant Deed
$158,400 · Universal American Mortgage Co
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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