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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Assisted living facilities
833 13th Ct Miami, FL 33135-5465
Entity Owned
14-yr Hold
Free & Clear
Property ID
US19-0594087
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2015
Total area
9,643 SF
Lot
0.36 ac (15,600 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
01-4111-013-0490
UPID
US19-0594087
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
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$885k
Blend (final)
Blend
$700k
Owner & transaction history
Des Family LLC · 14 yrs held
Des Family LLC
since 2012
6 recorded transactions
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami, 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 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
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$73 / 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
$36,178
Tax year 2023
Assessed value
$2,041,805
Assessed 2023
Previous assessed
$2,041,805
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$1,092,000
Assessed improvement
$949,805
Land market value
$1,092,000
Improvement market value
$949,805
Total market value
$2,041,805
Applied tax rate
100.0000
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
2015
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
12
Bathrooms
24
Total area
9,643 SF
Lot
0.36 ac (15,600 SF)
Zoning code
3900:MULTI-FAM,38-62 U/A
APN
01-4111-013-0490
UPID
US19-0594087
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
3900:MULTI-FAM,38-62 U/A · Miami, FL
Zoning 3900:MULTI-FAM,38-62 U/A · permitted uses
3900:MULTI-FAM,38-62 U/A · Miami, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2015
Heating
NONE
Cooling
Yes
Stories
2
Units
12
Bathrooms
24
Lot
0.36 ac
Current owner
From public records · entity-resolved
Des Family LLC
Entity
Free & Clear · 14 yrs held
Mailing address
6250 BIRD RD APT A1, MIAMI, FL 33155-4859
Ownership since
2012
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
Jun 21, 2012
$250,000
Des Family LLC
Lhv LLC
Warranty Deed
—
Dec 10, 2010
$42,000
Lhv LLC
833 Sw 13th Court LLC
Grant Deed
—
Jun 28, 2006
$1,800,000
833 Sw 13th Court LLC
Thirteenth Court Invs LLC
Grant Deed
$1,080,000 · Lasalle National Bank
Apr 18, 2003
$460,000
Thirteeth Court Investments Ll
Lopez,eugenio E
Grant Deed
$230,000 · Continental Nat'l Bank Miami
Jun 4, 2002
—
Eugenio E Lopez
Ray Optical Corp
Quit Claim Deed
related
—
—
—
Thirteenth Court Inv LLC
—
Deed Of Trust
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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