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Property profile & analytics
OFF-MARKET
Estimated value
$8,585,000
Outlet malls
11450 Pnes Blvd 11470 Pembroke Pines, FL 33026-4128
Entity Owned
6-yr Hold
Free & Clear
Property ID
US18-2237865
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1998
Construction
CONCRETE
Total area
44,798 SF
Lot
9.69 ac (422,012 SF)
Zoning code
(PUD)
APN
51-40-13-16-0031
UPID
US18-2237865
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
$9.59M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.59M
Owner & transaction history
Pembroke Pines 2 LLC · 6 yrs held
Pembroke Pines 2 LLC
since 2019
7 recorded transactions
Zoning & alternative use
(PUD) · Pembroke Pines, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$10,385,000
6.5%
$9,585,000
7%
$8,900,000
Blend value · Realmo final
$8.59M
Range $7.73M – $9.44M · ±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
$192 / 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
$340,617
Tax year 2023
Assessed value
$16,607,050
Assessed 2023
Previous assessed
$15,770,890
+5.3% YoY
Effective rate
2.05%
On assessed value
Assessed land
$5,486,160
Assessed improvement
$11,120,890
Land market value
$5,486,160
Improvement market value
$11,120,890
Total market value
$16,607,050
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1998
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
44,798 SF
Lot
9.69 ac (422,012 SF)
Zoning code
(PUD)
APN
51-40-13-16-0031
UPID
US18-2237865
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(PUD) · Pembroke Pines, FL
Zoning (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
Pembroke Pines. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1998
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
9.69 ac
Current owner
From public records · entity-resolved
Pembroke Pines 2 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
17100 COLLINS AVE STE #225, SUNNY ISLES BEACH, FL 33160-3675
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2019
—
Los Leones Group Corp
—
Deed
related
$365,000 · Intercredit Bk
Sep 20, 2019
$22,250,000
Pembroke Pines 2 LLC
Bayshore Developers Vii Lc
Grant Deed
—
Jan 16, 2019
$3,537,500
Jennifer Hershon
Bayshore Developers Vii Lc
Quit Claim Deed
—
Mar 7, 2018
$1,600
Federal Natl Mtg Assn
Johnson,elizabeth Coc
Trustees Deed
related
—
Oct 6, 2017
—
M & D Gardens LLC
De Sousa,tergista M
Quit Claim Deed
related
—
May 3, 2017
$56,300
Bayview Ln Svcg LLC
Austin,charles S & Elizabeth M Coc
Trustees Deed
—
Sep 20, 2016
—
Geraldo Ferreira JR
Ferreira,geraldo JR
Quit Claim Deed
related
—
Jun 6, 2016
—
Federal Hm Ln Mtg Corp
Wells Fargo Bk NA
Grant Deed
related
—
Jun 1, 2016
$198,600
Wells Fargo Bk NA
Pelican Pointe Of Village Coc
Trustees Deed
related
—
May 3, 2016
$140,100
Wells Fargo Bk NA
Hobbs,traci L Coc
Trustees Deed
related
—
Aug 24, 2010
—
Cwmbs INC Trust 2006-oa1
Guilcapi,monica A Coc
Trustees Deed
related
—
—
—
Los Leones Group Corp
—
Deed Of Trust
related
$365,000 · Intercredit Bk
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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