Entity Owned Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1947
Construction
CONCRETE
Total area
5,640 SF
Lot
0.37 ac (16,156 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-3180
UPID
US19-0784807
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
$2.35M
CAP Approach
CAP
$2.05M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$2.09M
Owner & transaction history
since 2021
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
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 9 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.09M
Value range
$1.88M – $2.29M
±10% around blend
Estimated value / SF
$370 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
90
$1.88M
blend $2.09M
$2.29M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,640 SF
Lot area
0.37 ac
Year built
1947
Stories
1
APN
13-2227-001-3180
Assessed value
$4,200,560
Annual tax
$42,015
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.05M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.22M
@ 6.5% CAP return
$2.05M
@ 7% CAP return
$1.91M
4
Sales comparison
Partial preview
Sales approach indication
$3.43M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.7 mi away · 5,743 SF
11.3 mi away · 4,760 SF
17.4 mi away · 5,752 SF
18.2 mi away · 5,225 SF
19.4 mi away · 4,505 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 664 sales
$739
-50%
County 734 sales
$674
-45%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $370/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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 · 9 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.80%
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 · 5.80%
9.0%
NOI (est.)
$131k *
Last sale · Apr 2021
$1.88M
* 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$2.26M
Move the market yield to see immediate price impact.
Value / SF
$401
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
5.30%5.80%6.30%
$118k
$2.23M
$2.04M
$1.88M
$131k
$2.48M
$2.26M
$2.08M
$144k
$2.72M
$2.49M
$2.29M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$8.50M
6.2 mi · Dec 2025 · $1,578/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$42,015
Tax year 2023
Assessed value
$4,200,560
Assessed 2023
Previous assessed
$1,777,160
+136.4% YoY
Effective rate
1.00%
On assessed value
Assessed land
$4,200,560
Land market value
$4,200,560
Total market value
$4,200,560
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
1947
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
12
Total area
5,640 SF
Lot
0.37 ac (16,156 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-3180
UPID
US19-0784807
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
Building & site characteristics
From public records
Year built
1947
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
12
Lot
0.37 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
Portfolio holdingsLinked properties and estimated value
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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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