OFF-MARKET
Office buildings
Entity Owned
4-yr Hold
Free & Clear
Entity Owned Property summary
AI-generated overview
This stunning 1,270 square foot penthouse office suite is located in a prestigious Class A building at 800 SE 4th Ave, Suite 806, Hallandale Beach, FL 33009. The space offers a flexible layout suitable for coworking, traditional office, executive office, or creative office uses. Enjoy floor-to-ceiling windows offering abundant natural light in both private executive offices and a central workspace with cubicles. The building boasts 8 stories, totaling 74,822 square feet, and includes 190 parking spaces in a covered garage. Building amenities include 24/7 access, 24-hour security, and a full-service café on the first floor offering breakfast, brunch, lunch, and snacks. The prime location is just one block west of Gulfstream Park on Biscayne Boulevard, a short distance from Aventura and Hallandale Beach Boulevard, and minutes from I-95 and Hollywood/Fort Lauderdale International Airport and beaches. This single-tenant space is ideal for businesses seeking a modern, well-appointed office in a vibrant location. The building was constructed in 2019 and features elevators for convenient access to all floors. The property sits on an 8.2-acre lot.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2019
Construction
CONCRETE
Total area
1,084 SF
Zoning code
CENTRAL RAC
APN
51-42-27-DM-0270
UPID
US18-8158202
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$785k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
$796k
Blend (final)
Blend
$680k
Owner & transaction history
since 2022
Last sale
$690,000
2 recorded transactions
Zoning & alternative use
CENTRAL RAC · Hallandale Beach, FL
Top alternative use upside
Auto repair, garage
$810,000
+29.3%
Neighborhood: shopping center
$725,000
+15.6%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 19 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$680k
Value range
$612k – $748k
±10% around blend
Estimated value / SF
$627 / SF
Confidence
High
19 county-verified comps
Property data
63
Market benchmarks
67
Comparable evidence
100
$612k
blend $680k
$748k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,084 SF
Year built
2019
APN
51-42-27-DM-0270
Assessed value
$508,540
Annual tax
$11,465
3
Income approach: direct capitalization
Partial preview
Income approach indication
$470k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$510k
@ 6.5% CAP return
$470k
@ 7% CAP return
$440k
4
Sales comparison
Partial preview
Sales approach indication
$582k
Weighted, 19 comps · high confidence
Evidence
19 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.3 mi away · 839 SF
2.5 mi away · 1,020 SF
2.5 mi away · 1,240 SF
3.3 mi away · 1,114 SF
4.6 mi away · 1,210 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$680k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 43 sales
$577
+9%
County 1253 sales
$455
+38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $627/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+29%
vs current-use indication
Neighborhood: Shopping Center
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 19 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.50%
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 · 4.50%
9.0%
NOI (est.)
$48k *
Last sale · Aug 2022
$690k
* 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$1.07M
Move the market yield to see immediate price impact.
Value / SF
$990
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
4.00%4.50%5.00%
$43k
$1.09M
$966k
$869k
$48k
$1.21M
$1.07M
$966k
$53k
$1.33M
$1.18M
$1.06M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
19 found
High confidence · county-verified
Closest comparable
$769k
0.3 mi · Dec 2025 · $630/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,465
Tax year 2023
Assessed value
$508,540
Assessed 2023
Previous assessed
$421,980
+20.5% YoY
Effective rate
2.25%
On assessed value
Assessed land
$50,850
Assessed improvement
$457,690
Land market value
$50,850
Improvement market value
$457,690
Total market value
$508,540
Applied tax rate
2,513.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
2019
Construction
CONCRETE
Heating
NONE
Total area
1,084 SF
Zoning code
CENTRAL RAC
APN
51-42-27-DM-0270
UPID
US18-8158202
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
CENTRAL RAC · Hallandale Beach, FLZoning CENTRAL RAC · permitted uses
CENTRAL RAC · Hallandale Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2019
Construction
CONCRETE
Heating
NONE
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CENTRAL RAC
Jurisdiction
Hallandale Beach, FL
Recorded code
CENTRAL RAC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CENTRAL RAC in Hallandale Beach, 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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