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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Commercial land
8300 4th Pl El Portal, FL 33138-4026
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-1515181
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1947
Construction
TYPE NOT SPECIFIED
Total area
2,577 SF
Lot
0.23 ac (10,047 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
18-3207-020-0150
UPID
US18-1515181
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
$915k
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$718k
Blend (final)
Blend
$985k
Owner & transaction history
The Launch At Little River LLC · 4 yrs held
The Launch At Little River LLC
since 2022
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · El Portal, 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 El Portal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Portal 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
$910,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,265,000
Current use
RETAIL STORES
$1,145,000
Change: -9% · Conversion: Easy
MEDICAL BUILDING
$1,130,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $1.22M (Apr 2 2022)
Last sale anchor
$1.22M
Apr 2 2022
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
$382 / 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
$25,058
Tax year 2023
Assessed value
$954,465
Assessed 2023
Previous assessed
$367,147
+160.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$954,465
Land market value
$954,465
Total market value
$954,465
Applied tax rate
1,800.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1947
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Bathrooms
6
Total area
2,577 SF
Lot
0.23 ac (10,047 SF)
Zoning code
5000:HOTELS&MOTELS-GEN
APN
18-3207-020-0150
UPID
US18-1515181
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
5000:HOTELS&MOTELS-GEN · El Portal, FLZoning 5000:HOTELS&MOTELS-GEN · permitted uses
5000:HOTELS&MOTELS-GEN · El Portal, 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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1947
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Bathrooms
6
Lot
0.23 ac
Current owner
From public records · entity-resolved
The Launch At Little River LLC
Entity
Free & Clear · 4 yrs held
Mailing address
730 NE 86TH ST, MIAMI, FL 33138-3839
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2022
$1,215,000
The Launch At Little River LLC
Randy Rosenthal
Warranty Deed
—
Jan 31, 2003
$125,000
Randy Rosenthal
City First Mortgage Corp
Grant Deed
—
Dec 11, 1998
$63,000
City First Mortgage Corp
International Placement Servic
Grant Deed
related
—
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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