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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Assisted living facilities
1405 10th St Dania Beach, FL 33004-2342
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-3382006
Property summary
AI-generated overview
This exceptional Dania Beach investment property presents a unique redevelopment opportunity. Situated on a 15,000 sq ft lot, the property includes two buildings, each one story, totaling two units. Built in 1974, the existing structures offer 7 bedrooms and 5 bathrooms, previously operating as a convalescent home. The property boasts 150 feet of waterfront access with ocean access via a single fixed bridge, and a large parking area. Commercial kitchen equipment is included. The property is zoned RES-Commercial, allowing for diverse development options. Located in Maleleuca, a convenient area near Fort Lauderdale/Hollywood International Airport (5 minutes away), beaches, shops, and restaurants, this location offers high potential. The seller is open to owner financing and joint venture opportunities. Consider this prime location for upscale residential development, a pilot/crush pad, boat crew housing, or a therapeutic office. This 1031 exchange eligible property is priced at $1,900,000.
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1964
Construction
CONCRETE
Total area
1,558 SF
Lot
0.34 ac (15,023 SF)
Zoning code
RS-6000
APN
50-42-33-23-0020
UPID
US18-3382006
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
-
Cerebal Palsy Adult Home Inc Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$747k
Blend (final)
Blend
$1.08M
Owner & transaction history
Henry Apel · 4 yrs held
Henry Apel
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
RS-6000 · Dania Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+141.7%
Neighborhood: shopping center
$1.0M
+116.0%
Commercial (general)
$755,000
+57.2%
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 Dania Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dania Beach 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
$1,065,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,160,000
Change: +142% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,040,000
Change: +116% · Conversion: Difficult
COMMERCIAL (GENERAL)
$755,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$710,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±10% · vs last sale $1.08M (Jun 30 2022)
Last sale anchor
$1.08M
Jun 30 2022
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
$690 / 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
$17,135
Tax year 2023
Assessed value
$751,970
Assessed 2023
Previous assessed
$415,150
+81.1% YoY
Effective rate
2.28%
On assessed value
Assessed land
$150,230
Assessed improvement
$601,740
Land market value
$150,230
Improvement market value
$601,740
Total market value
$751,970
Applied tax rate
413.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1964
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Bathrooms
10
Total area
1,558 SF
Lot
0.34 ac (15,023 SF)
Zoning code
RS-6000
APN
50-42-33-23-0020
UPID
US18-3382006
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RS-6000 · Dania Beach, FL
Zoning RS-6000 · permitted uses
RS-6000 · Dania Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dania Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$755,000
OFFICE BUILDING
Est. value
$710,000
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
OFFICE 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
1964
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
10
Lot
0.34 ac
Current owner
From public records · entity-resolved
Henry Apel
Individual
Mailing address
454 POINCIANA DR, HALLANDALE BEACH, FL 33009-6538
Ownership since
2022
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
Jun 30, 2022
$1,075,000
Henry Apel
Cerebral Palsy Adult Home Incorpora
Warranty Deed
—
—
—
Cerebral Palsy Adult Home INC
—
Deed Of Trust
related
$400,000 · Saul & Pauline Gittleman Foun
—
—
Cerebral Palsy Adult Home INC
—
Loan Modification
related
$100,000 · Florida Shores Bk/se
—
—
Cerebral Palsy Adult Home
—
Deed Of Trust
related
$100,000 · Matecumbe LLC
—
—
Cerebral Palsy Adult Home INC
—
Loan Modification
related
—
—
—
Cerebral Palsy Adult Home
—
Loan Modification
related
$400,000 · Saul & Pauline Gittleman Foun
—
—
Cerebral Palsy Adult Home INC
—
Deed Of Trust
related
$400,000 · Matecumbe LLC
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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