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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Hotels
1 Ft Lauderdale Bch Blvd 1602 Fort Lauderdale, FL 33304-4392
Individually Owned
5-yr Hold
Free & Clear
Property ID
US18-3096201
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2007
Construction
CONCRETE
Total area
2,203 SF
Zoning code
PRD
APN
50-42-12-DB-0130
UPID
US18-3096201
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
Current use
Occupant on record · Public records
-
The Photography Concierge Photography Service (Bike/Boat/Book/etc) Store
-
Burlock Coast Restaurant
-
The Ritz-Carlton Spa, Fort Lauderdale Spa & Massage Center
-
The Ritz-Carlton, Fort Lauderdale Hotel & Motel
-
ISLAND STYLE - Resort Wear Clothing Store Boutique
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.83M
Owner & transaction history
David W Carlson · 5 yrs held
David W Carlson
since 2020
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
PRD · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
e northeast NWRAC-MUw - North West Regional Activity Center-Mixed Use west P - Parks Recreation and Open Space PCC - Planned Commerce Center PDD - Planned Development District PEDD - Port Everglades Development District PRD - Planned Resort Development District PUD - Planned Unit Development R-1-C - County R-2 - County R-4 - County RAC-AS - Arts and Sciences…
Zone name
Planned Resort Development District
General category
UNKNOWN
Zone area
53.26 ac
Top alternative use upside
Auto repair, garage
$1.8M
+59.2%
Commercial (general)
$1.7M
+55.7%
Neighborhood: shopping center
$1.7M
+47.8%
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 Fort Lauderdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Lauderdale 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
$1,825,000
ML approach
$1,825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,120,000
Current use
AUTO REPAIR, GARAGE
$1,785,000
Change: +59% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,745,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,660,000
Change: +48% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,410,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$1,345,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$1,245,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±10% · vs last sale $1.83M (Jun 25 2024)
Last sale anchor
$1.83M
Jun 25 2024
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
$828 / 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
$37,686
Tax year 2023
Assessed value
$1,897,590
Assessed 2023
Previous assessed
$1,912,070
-0.8% YoY
Effective rate
1.99%
On assessed value
Assessed improvement
$1,897,590
Improvement market value
$1,897,590
Total market value
$1,897,590
Applied tax rate
312.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Total area
2,203 SF
Zoning code
PRD
APN
50-42-12-DB-0130
UPID
US18-3096201
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
PRD · Fort Lauderdale, FLZoning PRD · permitted uses
PRD · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
e northeast NWRAC-MUw - North West Regional Activity Center-Mixed Use west P - Parks Recreation and Open Space PCC - Planned Commerce Center PDD - Planned Development District PEDD - Port Everglades Development District PRD - Planned Resort Development District PUD - Planned Unit Development R-1-C - County R-2 - County R-4 - County RAC-AS - Arts and Sciences Districts RAC-CC - City Center District RAC-EMU - Regional Activity Center - East
Zone name
Planned Resort Development District
General category
UNKNOWN
Zone area
53.26 ac
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
2007
Construction
CONCRETE
Heating
NONE
Bathrooms
3
Current owner
From public records · entity-resolved
David W Carlson
Individual
Free & Clear · 5 yrs held
Mailing address
3401 LEE PKWY APT #2002, DALLAS, TX 75219-5228
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2020
$1,825,000
David W Carlson
Sixteen Two LLC
Warranty Deed
—
Nov 30, 2018
$1,100,000
Sixteen Two LLC
Guerry,john
Warranty Deed
—
Nov 15, 2017
$1,650,000
John Guerry
Ritz 1602 LLC
Warranty Deed
—
Oct 21, 2013
$1,240,000
Ritz 1602 LLC
Exclusive Resorts Sr1 LLC
Grant Deed
—
Jun 6, 2007
—
Exclusive Resorts Sr1 LLC
Owner,record
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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