Entity Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1953
Construction
CONCRETE
Total area
7,860 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-0460
UPID
US18-4580230
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.30M
CAP Approach
CAP
$2.86M
Comparable Approach
Comparable
$4.14M
Blend (final)
Blend
$3.73M
Owner & transaction history
since 2021
Last sale
$3.5M
3 recorded transactions
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Top alternative use upside
Restaurant
$5.8M
+0.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.73M
Value range
$3.36M – $4.10M
±10% around blend
Estimated value / SF
$475 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
$3.36M
blend $3.73M
$4.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,860 SF
Lot area
0.26 ac
Year built
1953
Stories
2
APN
13-2227-001-0460
Assessed value
$3,945,048
Annual tax
$72,265
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.86M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.10M
@ 6.5% CAP return
$2.86M
@ 7% CAP return
$2.66M
4
Sales comparison
Partial preview
Sales approach indication
$2.45M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.9 mi away · 8,765 SF
17.5 mi away · 5,752 SF
19.0 mi away · 8,379 SF
21.1 mi away · 7,445 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 664 sales
$739
-36%
County 734 sales
$674
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $475/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+0%
vs current-use indication
Commercial (general) · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.40%
Implied, in-place cap rate for this commercial land
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.40%
9.0%
NOI (est.)
$242k *
Last sale · Jan 2021
$3.45M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.49M
Move the market yield to see immediate price impact.
Value / SF
$698
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.90%4.40%4.90%
$217k
$5.57M
$4.94M
$4.44M
$242k
$6.19M
$5.49M
$4.93M
$266k
$6.81M
$6.04M
$5.42M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$2.40M
4.0 mi · Apr 2026 · $293/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$72,265
Tax year 2023
Assessed value
$3,945,048
Assessed 2023
Previous assessed
$3,832,548
+2.9% YoY
Effective rate
1.83%
On assessed value
Assessed land
$3,937,500
Assessed improvement
$7,548
Land market value
$3,937,500
Improvement market value
$7,548
Total market value
$3,945,048
Applied tax rate
1,300.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1953
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
6
Total area
7,860 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-0460
UPID
US18-4580230
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FLZoning 4500:MULTI-FAMILY,4 STORY · permitted uses
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1953
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
6
Lot
0.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
4500:MULTI-FAMILY,4 STORY
Jurisdiction
Bay Harbor Islands, FL
Recorded code
4500:MULTI-FAMILY,4 STORY
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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