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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Commercial land
1105 16th Ave1-2 Fort Lauderdale, FL 33304-2316
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-9818022
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1952
Construction
CONCRETE
Total area
2,188 SF
Lot
0.16 ac (6,752 SF)
Zoning code
RC-15
APN
49-42-34-04-3420
UPID
US18-9818022
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
$620k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$831k
Blend (final)
Blend
$620k
Owner & transaction history
Mikhail Kotegov · 1 yrs held
Mikhail Kotegov
since 2024
Last sale
$619,900
7 recorded transactions
Zoning & alternative use
RC-15 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
rict RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District RAC-UV - Urban Village Districts RAC-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/Medium Density RCS-15 - Residential Single Family / Medium Density RD-10 - County RD-12.2 - Ir…
Zone name
Residential Single Family And Cluster And Medium Density
General category
RESIDENTIAL
Zone area
339.23 ac
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
$620,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Blend value · Realmo final
$620k
Range $632k – $953k · vs last sale $620k (Jul 31 2024)
Last sale anchor
$620k
Jul 31 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
$283 / 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
$3,436
Tax year 2023
Assessed value
$270,080
Assessed 2023
Previous assessed
$494,070
-45.3% YoY
Effective rate
1.27%
On assessed value
Assessed land
$270,080
Land market value
$270,080
Total market value
$270,080
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
2
Total area
2,188 SF
Lot
0.16 ac (6,752 SF)
Zoning code
RC-15
APN
49-42-34-04-3420
UPID
US18-9818022
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RC-15 · Fort Lauderdale, FLZoning RC-15 · permitted uses
RC-15 · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
rict RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District RAC-UV - Urban Village Districts RAC-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/Medium Density RCS-15 - Residential Single Family / Medium Density RD-10 - County RD-12.2 - Irregular Residential RD-12.22 - Irregular Residential RD-15 - Residential Single Famil
Zone name
Residential Single Family And Cluster And Medium Density
General category
RESIDENTIAL
Zone area
339.23 ac
Building & site characteristics
From public records
Year built
1952
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Mikhail Kotegov
Individual
Mailing address
330 NE SUNNY ISLE BLVD #51204, SUNNY ISLES BEACH, FL 33160-5624
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
—
Mikhail Kotegov
Maksim Durasov
Quit Claim Deed
related
—
Sep 2, 2021
$619,900
Standard Development Group LLC
1105 Ne 16th Ave LLC
Warranty Deed
—
Apr 7, 2021
—
1105 Ne 16th Ave LLC
Robert E Bonds
Correction Deed
related
—
Mar 24, 2021
$610,000
1105 Ne 16th Ave LLC
Robert E Bonds
Warranty Deed
—
Mar 30, 2017
$410,000
Robert E Bonds
Young,harry L III
Grant Deed
—
Mar 6, 2007
—
Young S C Inter-vivos Trust
Young,susan C
Quit Claim Deed
related
—
—
—
Harry L Young JR.
—
Deed Of Trust
related
$85,000 · Bank Of America
—
—
Harry L Young
—
Deed Of Trust
related
$15,000 · 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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