Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
CONCRETE
Total area
10,210 SF
Lot
0.62 ac (27,007 SF)
Zoning code
6800:COMM,PROFESS OFFICES
APN
11-3206-015-0010
UPID
US18-9352465
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Spa & Massage Center Alternative Medicine Practice
-
Gym & Fitness Center
-
Law Firm
-
Training Center Sports School
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.81M
CAP Approach
CAP
$4.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.71M
Owner & transaction history
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Miami Shores, 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 14 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.71M
Value range
$3.34M – $4.08M
±10% around blend
Estimated value / SF
$363 / SF
Confidence
High
14 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$3.34M
blend $3.71M
$4.08M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,210 SF
Lot area
0.62 ac
Year built
1956
Stories
1
APN
11-3206-015-0010
Zoning
6800:COMM,PROFESS OFFICES
Assessed value
$2,292,574
Annual tax
$54,086
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.81M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.21M
@ 6.5% CAP return
$4.81M
@ 7% CAP return
$4.47M
4
Sales comparison
Partial preview
Sales approach indication
$4.36M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.1 mi away · 8,521 SF
8.6 mi away · 7,358 SF
10.4 mi away · 12,632 SF
10.6 mi away · 7,862 SF
11.3 mi away · 12,776 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.71M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 25 sales
$759
-52%
Submarket 2091 sales
$682
-47%
County 2270 sales
$649
-44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $363/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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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 · 14 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
8.40%
Implied, in-place cap rate for this office buildings
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 · 8.40%
9.0%
NOI (est.)
$243k *
Last sale · Jun 2022
$3.48M
* 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$2.90M
Move the market yield to see immediate price impact.
Value / SF
$284
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
7.90%8.40%8.90%
$219k
$2.77M
$2.61M
$2.46M
$243k
$3.08M
$2.90M
$2.74M
$268k
$3.39M
$3.19M
$3.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$5.60M
4.6 mi · Jan 2026 · $506/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$54,086
Tax year 2023
Assessed value
$2,292,574
Assessed 2023
Previous assessed
$2,292,574
+0.0% YoY
Effective rate
2.36%
On assessed value
Assessed land
$1,620,420
Assessed improvement
$672,154
Land market value
$1,620,420
Improvement market value
$672,154
Total market value
$2,292,574
Applied tax rate
1,100.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1956
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
1
Bathrooms
5
Total area
10,210 SF
Lot
0.62 ac (27,007 SF)
Zoning code
6800:COMM,PROFESS OFFICES
APN
11-3206-015-0010
UPID
US18-9352465
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6800:COMM,PROFESS OFFICES · Miami Shores, FLZoning 6800:COMM,PROFESS OFFICES · permitted uses
6800:COMM,PROFESS OFFICES · Miami Shores, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1956
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.62 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6800:COMM,PROFESS OFFICES
Jurisdiction
Miami Shores, FL
Recorded code
6800:COMM,PROFESS OFFICES
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6800:COMM,PROFESS OFFICES in Miami Shores, FL.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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