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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Office buildings
991 Miami Bch Blvd North Miami Beach, FL 33162-3715
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-9329361
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
CONCRETE
Total area
3,000 SF
Lot
0.18 ac (7,650 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-013-0090
UPID
US18-9329361
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$995k
Owner & transaction history
Druin Counseling LLC · 12 yrs held
Druin Counseling LLC
since 2014
7 recorded transactions
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Official NMB Zoning Map
Top alternative use upside
Retail stores
$1.4M
+41.9%
Medical building
$1.3M
+33.5%
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 North Miami Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$985,000
Current use
RETAIL STORES
$1,400,000
Change: +42% · Conversion: Moderate
MEDICAL BUILDING
$1,320,000
Change: +34% · Conversion: Easy
WAREHOUSE, STORAGE
$890,000
Change: -10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±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
$332 / 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
$13,642
Tax year 2023
Assessed value
$1,008,128
Assessed 2023
Previous assessed
$472,628
+113.3% YoY
Effective rate
1.35%
On assessed value
Assessed land
$841,500
Assessed improvement
$166,628
Land market value
$841,500
Improvement market value
$166,628
Total market value
$1,008,128
Applied tax rate
700.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,000 SF
Lot
0.18 ac (7,650 SF)
Zoning code
6400:COMMERCIAL,CENTRAL
APN
07-2217-013-0090
UPID
US18-9329361
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6400:COMMERCIAL,CENTRAL · North Miami Beach, FLZoning 6400:COMMERCIAL,CENTRAL · permitted uses
6400:COMMERCIAL,CENTRAL · North Miami Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Official NMB Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$985,000
RETAIL STORES
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$890,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1968
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Druin Counseling LLC
Entity
Free & Clear · 12 yrs held
Mailing address
991 N MIAMI BCH BLVD, NORTH MIAMI BEACH, FL 33162-3715
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2021
—
Matza Guys LLC
—
Deed
related
$205,000 · Jeff Beck LLC
Sep 1, 2020
—
Druin Counseling LLC
—
Deed
related
$655,000 · Optimumbank
Feb 27, 2014
—
Druin Counseling LLC
Rabbi Moshe Druin INC
Quit Claim Deed
—
Feb 20, 2013
$800,000
Rabbi Moshe Druin INC
991 Real Estate INC
Warranty Deed
$760,000 · Ewa Cuprys
Dec 4, 2012
—
991 Real Estate INC
Cuprys,aleksandra
Quit Claim Deed
related
—
Jul 13, 2010
—
Aleksandra Cuprys
991 Real Estate INC
Quit Claim Deed
related
—
Jun 5, 2008
—
991 Real Estate INC
Cuprys,magdalena
Quit Claim Deed
related
—
Jan 31, 2008
$450,000
Magdalena Cuprys
991 Real Estate INC
Warranty Deed
$200,000 · Alfred R II Chouinard
May 6, 2002
$282,000
991 Real Estate INC
Cohen Properties INC
Grant Deed
$225,600 · Helm Bank
—
—
991 Real Estate INC
—
Deed Of Trust
related
$222,500 · Wachovia Bank NA
—
—
991 Real Estate INC
—
Deed Of Trust
related
$60,000 · Wachovia Bank NA
—
—
Druin Counseling LLC
—
Deed Of Trust
related
$655,000 · Optimumbank
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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