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Property profile & analytics
OFF-MARKET
Estimated value
$4,265,000
Commercial land
9290 Bay Hbr Dr, Bay Harbor Islands, FL 33154-2728
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2845764
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1957
Construction
CONCRETE
Total area
7,774 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-0360
UPID
US18-2845764
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
$5.31M
CAP Approach
CAP
$2.83M
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$4.27M
Owner & transaction history
Amidar Residences LLC · 4 yrs held
Amidar Residences LLC
since 2021
Last sale
$4.1M
2 recorded transactions
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.8M
+0.3%
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 Bay Harbor Islands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bay Harbor Islands 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
$5,045,000
ML approach
$5,305,000
CAP Approach
CAP Return
Estimation
6%
$3,060,000
6.5%
$2,825,000
7%
$2,625,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,745,000
Current use
RESTAURANT
$5,765,000
Change: +0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,085,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.27M
Range $3.84M – $4.69M · ±10% · vs last sale $4.14M (Oct 7 2021)
Last sale anchor
$4.14M
Oct 7 2021
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
$549 / 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
$72,209
Tax year 2023
Assessed value
$3,941,996
Assessed 2023
Previous assessed
$3,829,551
+2.9% YoY
Effective rate
1.83%
On assessed value
Assessed land
$3,937,500
Assessed improvement
$4,496
Land market value
$3,937,500
Improvement market value
$4,496
Total market value
$3,941,996
Applied tax rate
1,300.0000
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Bathrooms
6
Total area
7,774 SF
Lot
0.26 ac (11,250 SF)
Zoning code
4500:MULTI-FAMILY,4 STORY
APN
13-2227-001-0360
UPID
US18-2845764
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
4500:MULTI-FAMILY,4 STORY · Bay Harbor Islands, FL
Zoning 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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bay Harbor Islands. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$5.7M
RESTAURANT
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$5.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
6
Lot
0.26 ac
Current owner
From public records · entity-resolved
Amidar Residences LLC
Entity
Free & Clear · 4 yrs held
Mailing address
40 FULTON ST FL, NEW YORK, NY 10038-1850
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2021
$4,140,000
Amidar Residences LLC
Global Reach Investments LLC
Warranty Deed
—
Nov 21, 2013
$2,465,000
Global Reach Investments LLC
Blate Family LP
Warranty Deed
—
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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