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Property profile & analytics
OFF-MARKET
Estimated value
$4,615,000
Office buildings
700 90th St Miami, FL 33138-3206
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US18-0225764
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1986
Construction
CONCRETE
Total area
10,155 SF
Lot
1 ac (43,500 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
30-3206-011-0200
UPID
US18-0225764
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
-
Keller Williams Miami Eagle Realty: Barbi Triana, Team Leader Real Estate Agency
-
JACQUELINE VIZARRAGA, Keller Williams Eagle Realty Real Estate Agency
-
Naika Cook Real Estate Agency
-
Maria Munoz Negron Realtor Real Estate Agency
-
Barbara Barbi Triana - Broker Associate at Keller Williams Eagle Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.62M
Owner & transaction history
90th Steet LLC · 22 yrs held
90th Steet LLC
since 2003
6 recorded transactions
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Miami, 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 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%
$5,180,000
6.5%
$4,780,000
7%
$4,440,000
Alternative Use
Use
Estimation
RESTAURANT
$7,530,000
Change: -2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,640,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.62M
Range $4.15M – $5.08M · ±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
$454 / 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
$52,092
Tax year 2023
Assessed value
$3,756,407
Assessed 2023
Previous assessed
$2,899,832
+29.5% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,827,500
Assessed improvement
$928,907
Land market value
$2,827,500
Improvement market value
$928,907
Total market value
$3,756,407
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
1986
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
10,155 SF
Lot
1 ac (43,500 SF)
Zoning code
6200:COMMERCIAL,ARTERIAL
APN
30-3206-011-0200
UPID
US18-0225764
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6200:COMMERCIAL,ARTERIAL · Miami, FLZoning 6200:COMMERCIAL,ARTERIAL · permitted uses
6200:COMMERCIAL,ARTERIAL · 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
RESTAURANT
Est. value
$7.5M
AUTO REPAIR, GARAGE
Est. value
$6.6M
RESTAURANT
AUTO REPAIR, GARAGE
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
1986
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
90th Steet LLC
Entity
Mailing address
700 NE 90TH ST, MIAMI, FL 33138-3206
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
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
Jul 15, 2024
—
Ruben Diaz
—
Deed
related
$40,000 · Nbr Capital LLC
Dec 3, 2003
$850,500
90th Steet LLC
Miami Shores Antiques
Grant Deed
$800,000 · Unibank
Feb 2, 2001
$770,000
Miami Shores Antiques LLC
Robert A Koppen Trustee
Grant Deed
$577,500 · Commerce Bank
Feb 26, 1997
—
Robert A Koppen
Koppen Watkins Partners & Asso
Quit Claim Deed
related
—
—
—
90th Street LLC
—
Deed Of Trust
related
$75,000 · A David & Nancy Dowson
—
—
90th Street LLC
—
Deed Of Trust
related
$25,000 · Cuplin Warran D Trust (pt)
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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