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Property profile & analytics
OFF-MARKET
Estimated value
$6,540,000
Drug stores
12400 Pembroke Rd Miramar, FL 33027-2505
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-1986129
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2006
Construction
CONCRETE
Total area
14,631 SF
Lot
2.18 ac (94,857 SF)
Zoning code
B2
APN
51-40-23-09-0020
UPID
US18-1986129
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
$7.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.30M
Blend (final)
Blend
$6.54M
Owner & transaction history
Eg Miramar LLC · 5 yrs held
Eg Miramar LLC
since 2021
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
B2 · Miramar, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$9.8M
+99.1%
Auto repair, garage
$8.6M
+75.7%
Office building
$8.3M
+69.3%
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 Miramar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Miramar 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
$7,745,000
ML approach
$7,510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,900,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,760,000
Change: +99% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,610,000
Change: +76% · Conversion: Difficult
OFFICE BUILDING
$8,300,000
Change: +69% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,810,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,725,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$5,135,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $6.07M (Jan 20 2021)
Last sale anchor
$6.07M
Jan 20 2021
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
$447 / 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
$97,432
Tax year 2023
Assessed value
$4,148,350
Assessed 2023
Previous assessed
$3,998,090
+3.8% YoY
Effective rate
2.35%
On assessed value
Assessed land
$1,920,850
Assessed improvement
$2,227,500
Land market value
$1,920,850
Improvement market value
$2,227,500
Total market value
$4,148,350
Applied tax rate
2,713.0000
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
2006
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
14,631 SF
Lot
2.18 ac (94,857 SF)
Zoning code
B2
APN
51-40-23-09-0020
UPID
US18-1986129
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B2 · Miramar, FL
Zoning B2 · permitted uses
B2 · Miramar, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Miramar. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$8.6M
OFFICE BUILDING
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$5.1M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2006
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
2.18 ac
Current owner
From public records · entity-resolved
Eg Miramar LLC
Entity
Mailing address
308 S COCONUT LN, MIAMI BEACH, FL 33139-5166
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2021
$6,070,000
Eg Miramar LLC
Aldres Miramar LLC
Grant Deed
$3,175,000 · Terrabank NA
Nov 15, 2016
—
Aldres Miramar LLC
—
Deed
related
$4,055,000 · Mercantil Commercebank
May 11, 2012
$4,925,000
Aldres Miramar LLC
Rainmaker Capital Of Miramar LLC
Grant Deed
$4,072,000 · Us Bank Series 2007-c1 (ce)
Jan 10, 2006
$5,180,000
Rainmaker Cap Of Miramar LLC
Flampem LLC
Grant Deed
—
Feb 18, 2004
$1,500,000
Flampem LLC
Flamingo Square Associates
Grant Deed
related
$3,850,000 · Wachovia Bank NA
—
—
Rainmaker Capital Of Miramar LLC
—
Deed Of Trust
related
$4,072,000 · Ubs Real Estate Investment INC
—
—
Aldres Miramar LLC
—
Deed Of Trust
related
$4,055,000 · Mercantil Commercebank
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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