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Property profile & analytics
OFF-MARKET
Estimated value
$9,970,000
Retail residential properties
8250 21st Ln Hialeah, FL 33016-1907
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-6552523
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2019
Total area
33,525 SF
Lot
1.18 ac (51,298 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
04-2027-087-0100
UPID
US18-6552523
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
-
SUPREME ADULT DAY CARE Adult Day Care
-
Maggy Flowers (Bike/Boat/Book/etc) Store Florist
-
Tanis Music Academy Vocational School Training Center
-
Neidhardt LLC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.04M
Comparable Approach
Comparable
$10.30M
Blend (final)
Blend
$9.97M
Owner & transaction history
8250 District LLC · 6 yrs held
8250 District LLC
since 2020
Last sale
$9.7M
7 recorded transactions
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Hialeah, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$14.7M
+56.7%
Auto repair, garage
$12.1M
+29.2%
Office building
$10.9M
+16.0%
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 Hialeah submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hialeah 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
$13,230,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,625,000
6.5%
$7,040,000
7%
$6,535,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,400,000
Current use
MEDICAL BUILDING
$14,725,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$12,140,000
Change: +29% · Conversion: Difficult
OFFICE BUILDING
$10,900,000
Change: +16% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$9,625,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$9,100,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$9.97M
Range $8.97M – $10.97M · ±10% · vs last sale $9.65M (Feb 18 2020)
Last sale anchor
$9.65M
Feb 18 2020
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
$297 / 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
$136,077
Tax year 2023
Assessed value
$7,250,000
Assessed 2023
Previous assessed
$7,250,000
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$1,365,986
Assessed improvement
$5,884,014
Land market value
$1,365,986
Improvement market value
$5,884,014
Total market value
$7,250,000
Applied tax rate
400.0000
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
2019
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
33,525 SF
Lot
1.18 ac (51,298 SF)
Zoning code
7100:INDUSTRIAL,LIGHT MFG
APN
04-2027-087-0100
UPID
US18-6552523
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
7100:INDUSTRIAL,LIGHT MFG · Hialeah, FL
Zoning 7100:INDUSTRIAL,LIGHT MFG · permitted uses
7100:INDUSTRIAL,LIGHT MFG · Hialeah, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hialeah. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$9.4M
MEDICAL BUILDING
Est. value
$14.7M
AUTO REPAIR, GARAGE
Est. value
$12.1M
OFFICE BUILDING
Est. value
$10.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.6M
RETAIL STORES
Est. value
$9.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2019
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
1.18 ac
Current owner
From public records · entity-resolved
8250 District LLC
Entity
Mailing address
13950 SW 34TH ST, MIAMI, FL 33175-6702
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2020
$9,650,000
8250 District LLC
Hialeah 12 Acres LLC
Grant Deed
—
Aug 19, 2019
—
Hialeah 12 Acres LLC
—
Loan Modification
related
$5,877,000 · Hunt Mtg Cap LLC
Apr 20, 2018
—
Hialeah 12 Acres LLC
—
Deed
related
$4,861,500 · Black River Partners I LLC
Nov 14, 2017
—
Hialeah 12 Acres LLC
—
Deed
related
$750,000 · Black River Partners I LLC
May 1, 2015
$950,000
Hialeah 12 Acres LLC
Fvp Century LLC
Warranty Deed
—
Mar 31, 2014
$100
Fvp Century LLC
Power One Group LLC Coc
Trustees Deed
related
—
Mar 25, 2014
$100
Us Century Bk
Power One Group LLC Coc
Trustees Deed
related
—
Feb 16, 2006
$1,200,000
First Professional Office LLC
Auto Investment Group INC
Warranty Deed
related
—
Oct 12, 2004
—
Auto Investment Group INC
Nationwide Global Investment
Quit Claim Deed
related
—
Mar 31, 2004
$825,000
Nationwide Global Inv INC
West 84 Corp
Grant Deed
—
—
—
First Professional Office LLC
—
Deed Of Trust
related
$900,000 · Us Century Bank
—
—
First Professional Office LLC
—
Deed Of Trust
related
$900,000 · Us Century Bank
—
—
Hialeah 12 Acres LLC
—
Deed Of Trust
related
$750,000 · Black River Partners I LLC
—
—
Hialeah 12 Acres LLC
—
Loan Modification
related
$4,861,500 · Black River Partners I LLC
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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