2040 NE 163 ST
Office building — multistory · North Miami Beach · 33162
At a glance
2040 NE 163 ST in North Miami Beach, FL is listed on the Miami-Dade County property roll as “Office building — multistory”, folio 0722160120220. The roll records 26,766 sq ft of building area, 2 floors, a 1968 build year and an assessed value of $7,684,238 (2026 roll). It last sold for $7,500,000 in Nov 2022. 49 active business locations at this address appear in public records.
Permits and tenant turnover — what runs ahead of a listing
Recent activity
Permits come from Miami-Dade County, with job cost and square footage added from the City of Miami's file where the building sits in the city. Arrivals and departures are business-tax receipts opened and closed at this address. None of this is an availability listing. A permit means work was authorised, not that space is for rent, and a closed receipt can mean a business moved, renamed or simply stopped renewing. It is the record that runs ahead of a listing, which is the only part of "what is coming available" that is public at all.
Recorded transfers — county roll + state sale file
Sale history
| Recorded | Price | Qualification | Source | Instrument |
|---|---|---|---|---|
| Nov 2022 | $7,500,000 | not rated | County roll | — |
Prices are the consideration the documentary stamps indicate, as recorded by Miami-Dade County. A qualification code is the property appraiser's judgement of whether a transfer was arm's length; the state publishes it only for the current roll period, so older transfers appear unrated rather than assumed clean. Whether a building is on the market today, and at what price, is not a public record and is not shown here — asking prices, listings and lease terms live in private commercial databases.
Public record — 51 matched business locations
Tenants & business locations
| Company | Suite / floor | Since | Source | Match |
|---|---|---|---|---|
| PREFFERED RIDES AND SERVICES INC. | STE 202F | Oct 2025 | County business tax | folio match · high |
| LIV MEDICAL & RESEARCH CENTER | STE 207 | Oct 2024 | County business tax | address match · high |
| CARPENTRY MILLWORK LLC | STE 301 | May 2024 | County business tax | folio match · high |
| 9X GROUP | STE 301 | Oct 2022 | County business tax | folio match · high |
| AU ADAM MAXWELL DO | STE 204 | Mar 2017 | County business tax | address match · high |
| PHYSICIANS CREEK INC | STE 204 | Mar 2017 | County business tax | address match · high |
| SCHETTINI HEALTH CENTER INC | STE 102 | Oct 2016 | County business tax | address match · high |
| 2040 INVESTMENTS | STE 202G | Oct 2016 | County business tax | folio match · high |
| SIFRAN SUSAN ELIZA LMHC | STE 305 | Mar 2016 | County business tax | address match · high |
| ILANAS CARE INC | STE 202E | Sep 2010 | County business tax | address match · high |
| FIRST CARE HOME SERVICES INC | STE 303 | Oct 2005 | County business tax | address match · high |
| SCHETTINI YEGUES DC | STE 102 | Nov 2004 | County business tax | folio match · high |
| FLEURANTIN FRANCOIS & ANTONIN PA | STE 102 | May 2004 | County business tax | address match · high |
| ELIAS URI DDS P A | STE 201 | Aug 1988 | County business tax | address match · high |
| ELIAS URI DDS | STE 201 | Aug 1988 | County business tax | address match · high |
Registered entities at this address (34) — Florida corporate registry
Active Florida entities whose registered principal address is this building. A registration is evidence of presence, not a verified lease — many are holding companies or entities administered from a tenant's suite.
| Entity | Suite / floor | Filed | Match |
|---|---|---|---|
| JACK 305 FROST LLC | 308 | Dec 2025 | address match · high |
| OASIS LUX ORGANIZING INTERIORS CO | SUITE 301 | Oct 2025 | address match · high |
| PREFERRED RIDES AND SERVICES INC | SUITE 202F | Sep 2025 | address match · high |
| DOCTOR ADAM M AU FOUNDATION INCORPORATED | 204 | Apr 2025 | address match · high |
| JANUS TECH, LLC | 303 | Feb 2025 | address · medium |
| MY ASCENTIALS, LLC | 303 | Feb 2025 | address · medium |
| WEST SUNCOAST I INC. | STE 307B | Jan 2025 | address match · high |
| ASCENTIALS, LLC | 303 | Dec 2024 | address match · high |
| LASHEDMEOUT DOLLS LLC | — | Nov 2024 | address · medium |
| SAINT MICHAEL SCHOOL OF NURSING, LLC | 303 | Jun 2024 | address match · high |
| PAULYQUINTERO SPA,LLC | # 202D | Nov 2023 | address match · high |
| TURBO USA INTERCONNECT SOLUTIONS LLC | STE 301 | Aug 2023 | address match · high |
| INTERSTELLAR PHARMACEUTICALS INC. | 206 | Mar 2023 | address · medium |
| CARPENTRY MILLWORK LLC | SUITE 301 | Oct 2022 | address match · high |
| CREDITCLOSER MIAMI INC | FLOOR | Aug 2022 | address match · high |
| GABRIEL7, LLC. | 303 | Jan 2022 | address match · high |
| DELIGHTFUL MINKS LLC | 302B | Oct 2021 | address match · high |
| MARBLE CLEANING FLORIDA, INC. | SUITE 202E | Jun 2021 | address match · high |
| SYNNETH LLC | SUITE 309 | Jun 2021 | address match · high |
| ATTAS ADVISORY LLC | SUITE 202G | Jun 2020 | address match · high |
| 9X GROUP LLC | SUITE 301 | Jan 2020 | address match · high |
| COMPREHENSIVE PSYCH INC | — | Jan 2020 | address match · high |
| JCW ENTERPRISES, LLC | SUITE 303 | Apr 2014 | address match · high |
| DIAMOND INVESTMENT GROUP LLC | — | Mar 2014 | address match · high |
| RECREATIONAL PROPERTY GROUP LLC | SUITE 202G | Feb 2013 | address match · high |
| PHYSICIANS CREEK INC | — | Jan 2013 | address match · high |
| SUJOR INVESTMENT LLC | 305 | Feb 2010 | address match · high |
| PEDIATRIC THERAPY CORP | SUITE 306 | May 2008 | address match · high |
| MOVING ADVISOR, INC. | 304 | Nov 2005 | address match · high |
| ALL-WAYS INSURANCE OF FLORIDA, INC. | — | Feb 2005 | address match · high |
| SCHETTINI HEALTH CENTER INC | — | Oct 2004 | address match · high |
| ILANA'S CARE, INC. | 202E | Jul 2003 | address match · high |
| FIRST CARE HOME SERVICES INC | SUITE 303 | Jun 2003 | address match · high |
| SOUL REAPERS INTERNATIONAL MINISTRIES, INC. | — | Feb 1994 | address match · high |
Former / closed records (2)
| Company | Suite | Since | Source |
|---|---|---|---|
| ARROW PROPERTY INSURANCE ADJUSTERS | STE 301 | Oct 2016 | County business tax |
| LIFESTYLE MEDICAL SYSTEMS INC | STE 302 | Mar 2001 | County business tax |
Miami-Dade County assessment roll 2026
Parcel record
| Field | Value |
|---|---|
| folio | 0722160120220 |
| Site address | 2040 NE 163 ST |
| Land use (DOR) | 1813 — Office building — multistory |
| Building area (actual) | 26,766 sq ft |
| Building area (gross) | 26,766 sq ft |
| Floors / units / buildings | 2 / — / 1 |
| Lot size | 48,965 sq ft |
| Year built | 1968 |
| Zoning (primary) | 6420 |
| Land value | $5,386,150 |
| Building value | $2,298,088 |
| Total assessed value | $7,684,238 |
Recorded owner (assessment roll)
2040 NE 163RD HOLDINGS LLC
Owner mailing address: 396 ALHAMBRA CIR STE 900, CORAL GABLES, FL, 33134
Location
- Address
- 2040 NE 163 ST
- City
- North Miami Beach
- ZIP
- 33162
- Coordinates
- 25.92538, -80.15890
Within ~650 m
Nearby office buildings
- 15801 BISCAYNE BLVD110 tenants
54,818 sq ft · 3 fl · 2002
- 15950 W DIXIE HWY4 tenants
37,109 sq ft · 2 fl · 1991
- 16051 W DIXIE HWY3 tenants
32,959 sq ft · 2 fl · 1972
- 2020 NE 163 ST321 tenants
31,145 sq ft · 3 fl · 1968
- 16666 NE 19 AVE59 tenants
29,449 sq ft · 2 fl · 1971
- 16101 W DIXIE HWY2 tenants
28,403 sq ft · 2 fl · 1957
How does 2040 NE 163 ST compare with other Miami office buildings?
At 26,766 sq ft, 2040 NE 163 ST is roughly the size of the average office building on the Miami-Dade County roll, which comes to 29,215 sq ft across 4,288 buildings.
Its assessed value works out to $287 per square foot of building area, against $203 across all office floor area on the roll.
The last recorded sale priced it at $280 per square foot.
What has happened at 2040 NE 163 ST recently?
1 recorded transfer is on file for this parcel, the latest dated Nov 2022.
In the last 12 months 0 businesses opened a receipt here and 2 closed one.
What does “OFFICE BUILDING - MULTISTORY : OFFICE BUILDING” mean for this parcel?
The Miami-Dade County roll classifies folio 0722160120220 as “OFFICE BUILDING - MULTISTORY : OFFICE BUILDING” (use code 1813). BuildingCensus includes a parcel in its office census when the roll gives it an office-class use, so the label is the county's, not an inference.
Its primary zoning on the roll is 6420.
Frequently asked questions
Who owns 2040 NE 163 ST?
The recorded owner on the Miami-Dade County assessment roll (2026) is 2040 NE 163RD HOLDINGS LLC. Owner mailing address on file: 396 ALHAMBRA CIR STE 900, CORAL GABLES, FL, 33134.
What companies have offices at 2040 NE 163 ST?
49 active business locations at this building appear in Miami-Dade County public records, including PREFFERED RIDES AND SERVICES INC., LIV MEDICAL & RESEARCH CENTER, CARPENTRY MILLWORK LLC, 9X GROUP, AU ADAM MAXWELL DO. Public records under-count tenants that don't hold a local receipt or register the address.
How big is 2040 NE 163 ST?
The Miami-Dade County roll records 26,766 sq ft of building area, 2 floors, a build year of 1968. It sits on a 48,965 sq ft lot.
What is the assessed value of 2040 NE 163 ST?
$7,684,238 on the 2026 Miami-Dade County roll — $5,386,150 land and $2,298,088 building. Assessed values are taxable-roll figures, not market prices.
When did 2040 NE 163 ST last sell?
The last recorded transfer was in Nov 2022 for $7,500,000 ($280 per square foot).
What is the folio for 2040 NE 163 ST?
Folio 0722160120220, site address 2040 NE 163 ST, North Miami Beach. It is the key to look the parcel up in the Miami-Dade County Property Appraiser — assessment roll.
More around 2040 NE 163 ST
Everything here comes from public records, and public records go stale. If you know better, say so.
Data provenance — public records only
- Miami-Dade County Property Appraiser — assessment roll — Parcel identity, site address, recorded owner, use code, areas, year built and assessed values, via the county's public GIS services (MD_LandInformation, PaGis layer).
- Miami-Dade County Local Business Tax roll — Business-tax receipts: business name, premises address (incl. suite/floor), account status and start date, via the county's public GIS services.
- Florida Division of Corporations (Sunbiz) — corporate data file — Registered entities: document number, status, filing date, registered agent and principal address, from the state's public quarterly data file.
- Miami-Dade County Property Appraiser — recorded sale — The last recorded transfer price and date for the parcel, from the county's public property point view.
- Florida Department of Revenue — Sale Data File — Every transfer in the current roll period with the property appraiser's sale qualification code, vacant/improved code, multi-parcel flag and the clerk's recording reference.
Every fact on this page is drawn from the government records above — no listing sites, no scraped platforms, no third-party images. Facts from public records are uncopyrightable; each tenancy row carries its source and match confidence. Records can lag reality — a business-tax receipt or registration at an address is evidence of occupancy, not a lease confirmation.
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Dataset updated . Source: Miami-Dade County assessment roll, folio 0722160120220.
About this data
Source: Miami-Dade County Property Appraiser — assessment roll, as published October 8, 2026. See the methodology for how records are matched, cleaned and scored.
Cite as: BuildingCensus, “2040 NE 163 ST, North Miami Beach, FL (folio 0722160120220)”, https://buildingcensus.com/offices/miami/office-building-42831277 (data as of October 8, 2026).