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Property profile & analytics
OFF-MARKET
Estimated value
$3,225,000
Retail residential properties
928 Ocean Dr, Miami Beach, FL 33139-5013
Entity Owned
11-yr Hold
Free & Clear
Property ID
US18-3942830
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1994
Construction
CONCRETE
Total area
11,228 SF
Lot
0.15 ac (6,500 SF)
Zoning code
6501:COMMERCIAL
APN
02-3234-008-0040
UPID
US18-3942830
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.23M
Owner & transaction history
Park Adult Residential LLC · 11 yrs held
Park Adult Residential LLC
since 2014
6 recorded transactions
Zoning & alternative use
6501:COMMERCIAL · Miami Beach, 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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miami Beach 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,420,000
6.5%
$4,080,000
7%
$3,790,000
Blend value · Realmo final
$3.23M
Range $2.90M – $3.55M · ±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
$287 / 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
$93,146
Tax year 2023
Assessed value
$4,929,240
Assessed 2023
Previous assessed
$4,943,150
-0.3% YoY
Effective rate
1.89%
On assessed value
Assessed land
$3,900,000
Assessed improvement
$1,029,240
Land market value
$3,900,000
Improvement market value
$1,029,240
Total market value
$4,929,240
Applied tax rate
200.0000
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
1994
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Bathrooms
10
Total area
11,228 SF
Lot
0.15 ac (6,500 SF)
Zoning code
6501:COMMERCIAL
APN
02-3234-008-0040
UPID
US18-3942830
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6501:COMMERCIAL · Miami Beach, FL
Zoning 6501:COMMERCIAL · permitted uses
6501:COMMERCIAL · Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miami Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1994
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
10
Lot
0.15 ac
Current owner
From public records · entity-resolved
Park Adult Residential LLC
Entity
Free & Clear · 11 yrs held
Mailing address
3050 BISCAYNE BLVD STE #403, MIAMI, FL 33137-4143
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
Dec 13, 2021
—
Park Adult Residetial LLC
—
Deed
related
$2,000,000 · City National Bank Of Florida
Oct 31, 2014
—
Park Adult Residential LLC
Park Adult Residl Facility In
Quit Claim Deed
—
Sep 1, 2009
—
Adult Residl Facility In Park
Barton Ira S Trust
Warranty Deed
—
Jun 3, 2009
—
Barton Ira S Trust
Park Adult Residl Facility In
Warranty Deed
—
—
—
Park Adult Residential Facilit
—
Deed Of Trust
related
$82,835 · Union Planters National Bank
—
—
Adult Residl Facility In Park
—
Deed Of Trust
related
$1,269,970 · Union Planters National Bank
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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