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Property profile & analytics
OFF-MARKET
Estimated value
$66,520,000
Commercial land
El Portal, FL 33138
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-6319479
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1971
Lot
3.71 ac (161,415 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
18-3207-020-0280
UPID
US18-6319479
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
by Request
Blend (final)
Blend
$66.52M
Owner & transaction history
8500 Biscayne Owner LLC · 1 yrs held
8500 Biscayne Owner LLC
since 2025
Last sale
$70.5M
4 recorded transactions
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · El Portal, 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 El Portal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Portal 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
$58,555,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$66.52M
Range $59.87M – $73.17M · ±10% · vs last sale $70.50M (Mar 14 2025)
Last sale anchor
$70.50M
Mar 14 2025
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
—
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
$62,939
Tax year 2023
Assessed value
$4,872,937
Assessed 2023
Previous assessed
$1,644,637
+196.3% YoY
Effective rate
1.29%
On assessed value
Assessed land
$4,842,450
Assessed improvement
$30,487
Land market value
$4,842,450
Improvement market value
$30,487
Total market value
$4,872,937
Applied tax rate
1,800.0000
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
1971
Heating
NONE
Lot
3.71 ac (161,415 SF)
Zoning code
6100:COMMERCIAL,NEIGHBRHD
APN
18-3207-020-0280
UPID
US18-6319479
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
6100:COMMERCIAL,NEIGHBRHD · El Portal, FLZoning 6100:COMMERCIAL,NEIGHBRHD · permitted uses
6100:COMMERCIAL,NEIGHBRHD · El Portal, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1971
Heating
NONE
Lot
3.71 ac
Current owner
From public records · entity-resolved
8500 Biscayne Owner LLC
Entity
Mailing address
255 ARAGON AVE, CORAL GABLES, FL 33134-5014
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2025
$70,500,000
8500 Biscayne Owner LLC
Florida Immigration Building Fund A
Deed
$51,000,000 · Ladder Capital Finance LLC
Jan 3, 2018
—
Florida Fullview Immigration B
—
Grant Deed
related
$26,000,000 · 7800 Biscayne Blvd LLC
Dec 8, 2006
$8,000,000
Biscayne Park LLC
Little Farm Properties G P
Warranty Deed
—
Oct 13, 2004
—
Phg Holdings INC
Little Farm Properties
Grant Deed
related
—
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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