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Property profile & analytics
OFF-MARKET
Estimated value
$3,735,000
Golf courses & driving ranges
110 Grand Palms Dr Pembroke Pines, FL 33027-1300
Individually Owned
Free & Clear
Property ID
US18-4359830
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1966
Construction
CONCRETE
Total area
33,528 SF
Lot
249.78 ac (10,880,466 SF)
Zoning code
(PUD)
APN
51-40-16-02-0010
UPID
US18-4359830
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.74M
Owner & transaction history
Plantation Retail & Professional Ct
Plantation Retail & Professional Ct
since 2026
2 recorded transactions
Zoning & alternative use
(PUD) · Pembroke Pines, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
LDC Final Adopted 2 11 2026
Top alternative use upside
Neighborhood: shopping center
$5.2M
+35.1%
Industrial (general)
$4.6M
+18.9%
Medical building
$4.5M
+16.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$3,830,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,170,000
Change: +35% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,550,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$4,460,000
Change: +17% · Conversion: Difficult
RESTAURANT
$3,555,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.74M
Range $3.36M – $4.11M · ±10%
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
$111 / 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
$274,214
Tax year 2023
Assessed value
$9,869,960
Assessed 2023
Previous assessed
$9,883,300
-0.1% YoY
Effective rate
2.78%
On assessed value
Assessed land
$3,046,530
Assessed improvement
$6,823,430
Land market value
$3,046,530
Improvement market value
$6,823,430
Total market value
$9,869,960
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1966
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Bathrooms
2
Total area
33,528 SF
Lot
249.78 ac (10,880,466 SF)
Zoning code
(PUD)
APN
51-40-16-02-0010
UPID
US18-4359830
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(PUD) · Pembroke Pines, FLZoning (PUD) · permitted uses
(PUD) · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.5M
RESTAURANT
Est. value
$3.6M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
1966
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
2
Lot
249.78 ac
Current owner
From public records · entity-resolved
Plantation Retail & Professional Ct
Individual
Free & Clear · 0 yrs held
Mailing address
110 GRAND PALMS DR, PEMBROKE PINES, FL 33027-1300
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2026
—
Plantation Retail & Professional Ct
Judy Segall Revocable Trust
Deed
related
—
Nov 9, 2010
—
Grand Palms Community Assn INC
Hollywood Lakes Cc INC
Quit Claim 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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