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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Office buildings
10071 Pnes Blvdmulti Pembroke Pines, FL 33024-6181
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-6031649
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
CONCRETE
Total area
3,216 SF
Zoning code
(B-2)
APN
51-41-17-BG-0090
UPID
US18-6031649
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
$990k
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$965k
Owner & transaction history
10071 Pines Blvd LLC · 2 yrs held
10071 Pines Blvd LLC
since 2023
Last sale
$900,000
3 recorded transactions
Zoning & alternative use
(B-2) · Pembroke Pines, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
LDC Final Adopted 2 11 2026
Top alternative use upside
Commercial (general)
$1.5M
+45.2%
Medical building
$1.1M
+9.5%
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 Pembroke Pines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pembroke Pines 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
$945,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$945,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,030,000
Current use
COMMERCIAL (GENERAL)
$1,495,000
Change: +45% · Conversion: Easy
MEDICAL BUILDING
$1,130,000
Change: +9% · Conversion: Easy
WAREHOUSE, STORAGE
$1,015,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $900k (Dec 5 2023)
Last sale anchor
$900k
Dec 5 2023
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
$300 / 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
$15,746
Tax year 2023
Assessed value
$722,010
Assessed 2023
Previous assessed
$690,620
+4.5% YoY
Effective rate
2.18%
On assessed value
Assessed land
$72,200
Assessed improvement
$649,810
Land market value
$72,200
Improvement market value
$649,810
Total market value
$722,010
Applied tax rate
2,613.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
NONE
Total area
3,216 SF
Zoning code
(B-2)
APN
51-41-17-BG-0090
UPID
US18-6031649
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(B-2) · Pembroke Pines, FLZoning (B-2) · permitted uses
(B-2) · Pembroke Pines, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
LDC Final Adopted 2 11 2026
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1987
Construction
CONCRETE
Heating
NONE
Current owner
From public records · entity-resolved
10071 Pines Blvd LLC
Entity
Free & Clear · 2 yrs held
Mailing address
470 COSTANERA RD, CORAL GABLES, FL 33143-6564
Ownership since
2023
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
Sep 4, 2025
—
10071 Pines Blvd LLC
—
Deed
related
$800,000 · Ofg USA LLC
Dec 5, 2023
$900,000
10071 Pines Blvd LLC
Cinder Capital LLC
Special Warranty Deed
—
Dec 30, 2020
—
Cinder Capital LLC
Robert B Contrucci
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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