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Property profile & analytics
OFF-MARKET
Estimated value
$4,375,000
Drug stores
10000 Commercial Blvd Tamarac, FL 33351-4312
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3481269
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2004
Construction
CONCRETE
Total area
13,552 SF
Lot
2.05 ac (89,471 SF)
Zoning code
B-3
APN
49-41-18-31-0011
UPID
US18-3481269
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
$4.36M
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.38M
Owner & transaction history
Commercial Crossing LLC · 4 yrs held
Commercial Crossing LLC
since 2022
Last sale
$4.4M
3 recorded transactions
Zoning & alternative use
B-3 · Tamarac, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.0M
+36.5%
Industrial (general)
$6.4M
+23.9%
Medical building
$6.3M
+22.8%
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 Tamarac submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tamarac 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
$4,350,000
ML approach
$4,360,000
CAP Approach
CAP Return
Estimation
6%
$4,025,000
6.5%
$3,715,000
7%
$3,450,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,140,000
Current use
COMMERCIAL (GENERAL)
$7,020,000
Change: +37% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,370,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$6,315,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$4.38M
Range $3.94M – $4.81M · ±10% · vs last sale $4.40M (Jan 28 2022)
Last sale anchor
$4.40M
Jan 28 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
$323 / 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
$88,570
Tax year 2023
Assessed value
$4,022,240
Assessed 2023
Previous assessed
$4,022,240
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$2,259,140
Assessed improvement
$1,763,100
Land market value
$2,259,140
Improvement market value
$1,763,100
Total market value
$4,022,240
Applied tax rate
2,112.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2004
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
13,552 SF
Lot
2.05 ac (89,471 SF)
Zoning code
B-3
APN
49-41-18-31-0011
UPID
US18-3481269
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-3 · Tamarac, FL
Zoning B-3 · permitted uses
B-3 · Tamarac, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tamarac. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$7.0M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$6.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
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
2004
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.05 ac
Current owner
From public records · entity-resolved
Commercial Crossing LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 1610, COCKEYSVILLE, MD 21030-7610
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2022
$4,400,000
Commercial Crossing LLC
Southwest Corner LLC
Special Warranty Deed
—
Mar 18, 2004
$4,550,000
Southwest Corner LLC
Cnh Partners LLC
Grant Deed
$3,640,000 · Bankatlantic Fsb
Jan 24, 2003
$1,350,000
Cnh Partners LLC
Bp Products North America INC
Grant Deed
$2,816,000 · Bankunited Fsb
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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