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Property profile & analytics
OFF-MARKET
Estimated value
$19,260,000
Warehouses
1000 Pembroke Rd Hallandale Beach, FL 33009-2138
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3851652
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
CONCRETE
Total area
90,771 SF
Lot
2.43 ac (105,888 SF)
Zoning code
WEST RAC
APN
51-42-21-28-0440
UPID
US18-3851652
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
$18.31M
Comparable Approach
Comparable
$26.88M
Blend (final)
Blend
$19.26M
Owner & transaction history
Brighthouse Life Insurance Company · 3 yrs held
Brighthouse Life Insurance Company
since 2022
Last sale
$20.0M
7 recorded transactions
Zoning & alternative use
WEST RAC · Hallandale Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$31.9M
+34.9%
Retail stores
$31.7M
+34.4%
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 Hallandale Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hallandale 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
$18,725,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,830,000
6.5%
$18,305,000
7%
$17,000,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$23,615,000
Current use
MEDICAL BUILDING
$31,855,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$31,725,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$19.26M
Range $17.33M – $21.19M · ±10% · vs last sale $20.00M (May 24 2022)
Last sale anchor
$20.00M
May 24 2022
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
$212 / 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
$340,728
Tax year 2023
Assessed value
$15,150,710
Assessed 2023
Previous assessed
$10,683,650
+41.8% YoY
Effective rate
2.25%
On assessed value
Assessed land
$1,058,880
Assessed improvement
$14,091,830
Land market value
$1,058,880
Improvement market value
$14,091,830
Total market value
$15,150,710
Applied tax rate
2,513.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
3
Stories
3
Total area
90,771 SF
Lot
2.43 ac (105,888 SF)
Zoning code
WEST RAC
APN
51-42-21-28-0440
UPID
US18-3851652
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
WEST RAC · Hallandale Beach, FL
Zoning WEST RAC · permitted uses
WEST RAC · Hallandale Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hallandale Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$23.6M
MEDICAL BUILDING
Est. value
$31.9M
RETAIL STORES
Est. value
$31.7M
WAREHOUSE, STORAGE Current
MEDICAL 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
1986
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Buildings
3
Lot
2.43 ac
Current owner
From public records · entity-resolved
Brighthouse Life Insurance Company
Entity
Mailing address
2751 S DIXIE HWY #450, WEST PALM BEACH, FL 33405-1233
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2022
—
Brighthouse Life Insurance Company
Sroa 1000 W Pembroke Fl LLC
Assignment Of Lease (leasehold Sale)
$148,200,000 · Brighthouse Financial
May 24, 2022
$20,000,000
Sroa 1000 W Pembroke Fl LLC
Megacenter Hallandale LLC
Special Warranty Deed
—
May 1, 2018
—
Megacenter Hallandale LLC
—
Deed
related
$5,525,996 · Mercantil Bk NA
Oct 24, 2016
—
Megacenter Hallandale LLC
—
Deed
related
$9,270,600 · Mercantil Commercebank
Feb 7, 2013
$2,905,000
1000 Pembroke Center LLC
Goodman,lee
Grant Deed
—
Jun 27, 2006
—
Goodman Lee Trust
Goodman,lee
Quit Claim Deed
related
—
—
—
Goodman Lee Trust
—
Deed Of Trust
related
$300,000 · Bank Of America
—
—
Lee Goodman
—
Deed Of Trust
related
$250,000 · Bank Of America
—
—
Megacenter Hallandale LLC
—
Deed Of Trust
related
$8,270,600 · Mercantil Commercebank
—
—
Megacenter Hallandale LLC
—
Loan Modification
related
$9,270,600 · Mercantil Commercebank
—
—
Lee Goodman
—
Deed Of Trust
related
$1,500,000 · Bank Of America
—
—
Megacenter Hallandale LLC
—
Loan Modification
related
$5,525,996 · Mercantil Bk NA
—
—
Lee Goodman
—
Deed Of Trust
related
$175,000 · Bank Of America
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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