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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Medical Office Space
1321 Andrews Ave Fort Lauderdale, FL 33316-1837
Entity Owned
Free & Clear
Property ID
US18-3341095
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1957
Construction
CONCRETE
Total area
1,529 SF
Lot
0.14 ac (6,250 SF)
Zoning code
SRAC-SAE
APN
50-42-15-10-1160
UPID
US18-3341095
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
Current use
Occupant on record · Public records
-
Fort Lauderdale Chiropractor Alternative Medicine Practice
-
Authentic Medical Solutions - Premier Knee, Back & Neck Pain Clinic In Fort Lauderdale Medical Clinic
-
Dr. Barak Meraz Alternative Medicine Practice
-
Dr. Harvey Frank Alternative Medicine Practice
-
Hector L Di Carlo, MD, PA, dba Flawless Beauty Medspa Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$699k
Blend (final)
Blend
$1.05M
Owner & transaction history
Di Carlo Development LLC
Di Carlo Development LLC
since 2025
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
SRAC-SAE · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
tial RS-6.85A - Irregular Residential RS-6.85B - Irregular Residential RS-8 - Residential Single Family/Low Medium Density S-2 - County SBMHA - South Beach Marina and Hotel Area District SLA - Sunrise Lane Area District SRAC-SAe - South Regional Activity Center-South Andrews east SRAC-SAw - South Regional Activity Center-South Andrews west T - Transportation…
Zone name
South Regional Activity Center South Andrews East
General category
COMMERCIAL
Zone area
60.09 ac
Top alternative use upside
Auto repair, garage
$1.2M
+73.9%
Neighborhood: shopping center
$1.2M
+61.5%
Office building
$805,000
+12.7%
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
$1,255,000
ML approach
$1,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$710,000
Current use
AUTO REPAIR, GARAGE
$1,240,000
Change: +74% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,150,000
Change: +61% · Conversion: Difficult
OFFICE BUILDING
$805,000
Change: +13% · Conversion: Easy
COMMERCIAL (GENERAL)
$790,000
Change: +11% · Conversion: Easy
WAREHOUSE, STORAGE
$685,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $1.11M (Jul 26 2023)
Last sale anchor
$1.11M
Jul 26 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
$687 / 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
Assessed value
$469,300
Assessed 2023
Previous assessed
$389,700
+20.4% YoY
Assessed land
$156,250
Assessed improvement
$313,050
Land market value
$156,250
Improvement market value
$313,050
Total market value
$469,300
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1957
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
1,529 SF
Lot
0.14 ac (6,250 SF)
Zoning code
SRAC-SAE
APN
50-42-15-10-1160
UPID
US18-3341095
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
SRAC-SAE · Fort Lauderdale, FLZoning SRAC-SAE · permitted uses
SRAC-SAE · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
tial RS-6.85A - Irregular Residential RS-6.85B - Irregular Residential RS-8 - Residential Single Family/Low Medium Density S-2 - County SBMHA - South Beach Marina and Hotel Area District SLA - Sunrise Lane Area District SRAC-SAe - South Regional Activity Center-South Andrews east SRAC-SAw - South Regional Activity Center-South Andrews west T - Transportation T-1 - County U - Utility UUV-NE - Uptown Urban Village Northeast District UUV-NW - Upto
Zone name
South Regional Activity Center South Andrews East
General category
COMMERCIAL
Zone area
60.09 ac
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$710,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$805,000
COMMERCIAL (GENERAL)
Est. value
$790,000
WAREHOUSE, STORAGE
Est. value
$685,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1957
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Di Carlo Development LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2508 SW 14TH AVE APT #702, FORT LAUDERDALE, FL 33315-2255
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2025
—
Di Carlo Development LLC
Nancy Di Carlo
Quitclaim Deed
related
—
Jul 26, 2023
$1,110,000
Hector Di Carlo
Office At 1321 LLC
Warranty Deed
—
Jun 11, 2021
—
Office At 1321 LLC
Harvey Frank
Warranty Deed
—
Nov 19, 2020
—
Harvey Frank
Frank Chiropractic LLC
Quit Claim Deed
related
—
Feb 4, 2009
—
Frank Chiropractic LLC
Owner,record
Grant Deed
related
—
Jan 9, 2009
—
Frank Chiropractic LLC
Frank,harvey
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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