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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Assisted living facilities
7800 Abbott Ave Miami Beach, FL 33141-2022
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-8487998
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1936
Construction
TYPE NOT SPECIFIED
Total area
6,604 SF
Lot
0.13 ac (5,650 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
02-3202-007-1150
UPID
US18-8487998
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
$1.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.51M
Blend (final)
Blend
$1.97M
Owner & transaction history
Cardoso Investment LLC · 1 yrs held
Cardoso Investment LLC
since 2025
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.9M
+82.3%
Warehouse, storage
$2.0M
+23.4%
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
$1,660,000
ML approach
$1,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,590,000
Current use
MEDICAL BUILDING
$2,900,000
Change: +82% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,965,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±10% · vs last sale $2.00M (Jan 17 2025)
Last sale anchor
$2.00M
Jan 17 2025
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
$298 / 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
$53,005
Tax year 2023
Assessed value
$2,805,000
Assessed 2023
Previous assessed
$2,715,000
+3.3% YoY
Effective rate
1.89%
On assessed value
Assessed land
$678,000
Assessed improvement
$2,127,000
Land market value
$678,000
Improvement market value
$2,127,000
Total market value
$2,805,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1936
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
30
Bathrooms
14
Total area
6,604 SF
Lot
0.13 ac (5,650 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
02-3202-007-1150
UPID
US18-8487998
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami Beach, FL
Zoning 3900:MULTI-FAM,38-62 U/A · permitted uses
3900:MULTI-FAM,38-62 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.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1936
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
2
Units
30
Bathrooms
14
Lot
0.13 ac
Current owner
From public records · entity-resolved
Cardoso Investment LLC
Entity
Mailing address
11301 S DIXIE HWY UNIT #566705, MIAMI, FL 33256-7285
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2025
$2,000,000
Cardoso Investment LLC
Hummngbird Property Solutions LLC
Special Warranty Deed
$1,758,000 · City First Mortgage Corp
Nov 22, 2023
—
Soimiro Fernandez
—
Deed
related
$2,000,000 · Pimlico Group LLC
Nov 21, 2023
—
Soimiro Fernandez
—
Deed
related
$2,000,000 · Pimlico Group LLC
Mar 21, 2022
$3,300,000
Hummingbird Property Solutions LLC
Rockwell Management Corp
Warranty Deed
$1,758,000 · City First Mortgage Corp
Aug 17, 2021
—
Rockwell Management Corp
3131 Coral Way LLC
Quit Claim Deed
related
$1,310,000 · City First Mortgage Corp
May 7, 2021
$2,100,000
3131 Coral Way LLC
Miami Commercial Adviser LLC
Warranty Deed
$1,310,000 · City First Mortgage Corp
Apr 23, 2021
$2,100,000
Miami Commercial Adviser LLC
Kj Gardens LLC
Warranty Deed
—
Feb 14, 2005
$599,600
Kj Gardens LLC
Coral Sand INC
Warranty Deed
$700,000 · Private Lender
—
—
Coral Sand INC
—
Deed Of Trust
related
$600,000 · Transatlantic Bank
—
—
Coral Sand INC
—
Deed Of Trust
related
$45,000 · Ready State Bank
—
—
Coral Sand INC
—
Deed Of Trust
related
$335,000 · Home Equity Mortgage
—
—
Coral Sand INC
—
Deed Of Trust
related
$75,000 · Ready State Bank
—
—
Kj Gardens LLC
—
Deed Of Trust
related
$875,000 · Allied Mortgage & Financial 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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