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Property profile & analytics
FOR SALE
Office buildings
8181 NW 154Th St Miami Lakes, FL 33016
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3613721
For Sale
1 / 12
$11,650,000
8181 NW 154Th St, Miami Lakes, FL 33016
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1991
Construction
CONCRETE
Total area
59,973 SF
Lot
2.01 ac (87,488 SF)
Zoning code
6900:SEMI PROFESS OFFICE
APN
32-2015-003-0010
UPID
US18-3613721
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.73M
Blend (final)
Blend
$11.65M
Owner & transaction history
Indago Holdings LLC · 2 yrs held
Indago Holdings LLC
since 2024
Last sale
$11.7M
7 recorded transactions
Zoning & alternative use
6900:SEMI PROFESS OFFICE · Miami Lakes, 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 Lakes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Lakes 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
$11,650,000
ML approach
$11,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$17,045,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$11.65M
Range $10.49M – $12.82M · ±10% · vs last sale $11.65M (Feb 7 2024)
Last sale anchor
$11.65M
Feb 7 2024
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
$194 / 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
$122,883
Tax year 2023
Assessed value
$7,600,000
Assessed 2023
Previous assessed
$7,400,000
+2.7% YoY
Effective rate
1.62%
On assessed value
Assessed land
$1,749,760
Assessed improvement
$5,850,240
Land market value
$1,749,760
Improvement market value
$5,850,240
Total market value
$7,600,000
Applied tax rate
3,200.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1991
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
59,973 SF
Lot
2.01 ac (87,488 SF)
Zoning code
6900:SEMI PROFESS OFFICE
APN
32-2015-003-0010
UPID
US18-3613721
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6900:SEMI PROFESS OFFICE · Miami Lakes, FLZoning 6900:SEMI PROFESS OFFICE · permitted uses
6900:SEMI PROFESS OFFICE · Miami Lakes, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.0M
NEIGHBORHOOD: SHOPPING CENTER
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
1991
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.01 ac
Current owner
From public records · entity-resolved
Indago Holdings LLC
Entity
Mailing address
3700 W 12TH AVE STE #300, HIALEAH, FL 33012-4174
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2024
$11,650,000
Indago Holdings LLC
Miami Lakes Plaza LLC
Warranty Deed
$9,320,000 · Bank Of America NA
Oct 19, 2016
—
Miami Lakes Plaza LLC
—
Deed
related
$2,500,000 · Sabadell United Bk NA
Sep 18, 2012
$6,400,000
Miami Lakes Plaza LLC
Lakes Plaza Associates INC
Grant Deed
—
May 9, 2005
$6,700,000
Lakes Plaza Associates INC
Amc Delancey Lakes Plaza Ptrs
Grant Deed
—
Nov 1, 2004
—
Amc Delancey Lakes Plaza Ptrs
—
Deed Of Trust
related
$1,378,630 · Barclays Capital R E INC
Sep 17, 2002
$4,000,000
Amc Delaney Lakes Plz Partners
Lakes I Associates LLC
Grant Deed
related
$4,075,000 · Mellon United National Bank
—
—
Amc Delancey Lakes Plaza Ptrs
—
Deed Of Trust
related
$1,378,630 · Barclays Capital R E INC
—
—
Miami Lakes Plaza LLC
—
Deed Of Trust
related
$2,500,000 · Sabadell United Bk NA
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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