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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Retail space
1451 31st Ave Lauderhill, FL 33311-5031
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-2380427
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
CONCRETE
Total area
8,176 SF
Lot
1.5 ac (65,381 SF)
Zoning code
CG
APN
49-42-31-33-0040
UPID
US18-2380427
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
$2.15M
CAP Approach
CAP
$2.24M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$2.15M
Owner & transaction history
Lauderhill Community Redevelopment · 2 yrs held
Lauderhill Community Redevelopment
since 2024
Last sale
$2.2M
5 recorded transactions
Zoning & alternative use
CG · Lauderhill, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
family per diem at fifty (50) dwelling units per acre (RMH-50). 9. Planned Unit Development (PUD). B. Commercial zoning districts. 1. Commercial, Neighborhood (CN). 2. Commercial, Community (CC). 3. Commercial, General (CG). 4. Commercial, Warehouse (CW). 5. Commercial, Office (CO). 6. Commercial, Recreation (CR). C. Industrial zoning district. 1. Industrial…
Zone name
Commercial General
General category
COMMERCIAL
Zone area
398.58 ac
Source
land development regulations
Top alternative use upside
Commercial (general)
$2.2M
+6.5%
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 Lauderhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lauderhill 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
$2,150,000
ML approach
$2,150,000
CAP Approach
CAP Return
Estimation
6%
$2,425,000
6.5%
$2,240,000
7%
$2,080,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,055,000
Current use
COMMERCIAL (GENERAL)
$2,190,000
Change: +7% · Conversion: Easy
OFFICE BUILDING
$2,040,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Apr 9 2024)
Last sale anchor
$2.15M
Apr 9 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
$263 / 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
$33,406
Tax year 2023
Assessed value
$1,101,270
Assessed 2023
Previous assessed
$1,101,270
+0.0% YoY
Effective rate
3.03%
On assessed value
Assessed land
$457,670
Assessed improvement
$643,600
Land market value
$457,670
Improvement market value
$643,600
Total market value
$1,101,270
Applied tax rate
1,912.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Stories
1
Total area
8,176 SF
Lot
1.5 ac (65,381 SF)
Zoning code
CG
APN
49-42-31-33-0040
UPID
US18-2380427
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
CG · Lauderhill, FLZoning CG · permitted uses
CG · Lauderhill, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
family per diem at fifty (50) dwelling units per acre (RMH-50). 9. Planned Unit Development (PUD). B. Commercial zoning districts. 1. Commercial, Neighborhood (CN). 2. Commercial, Community (CC). 3. Commercial, General (CG). 4. Commercial, Warehouse (CW). 5. Commercial, Office (CO). 6. Commercial, Recreation (CR). C. Industrial zoning district. 1. Industrial, Light (IL). D. Transportation and Utility zoning districts. 1. Transportation Fa
Zone name
Commercial General
General category
COMMERCIAL
Zone area
398.58 ac
Source
land development regulations
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES Current
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
2007
Construction
CONCRETE
Heating
NONE
Stories
1
Lot
1.5 ac
Current owner
From public records · entity-resolved
Lauderhill Community Redevelopment
Individual
Mailing address
5881 W OAKLAND PARK BLVD, LAUDERHILL, FL 33313-1321
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2024
$2,150,000
Lauderhill Community Redevelopment
Tobolski LLC
Warranty Deed
—
Aug 27, 2014
—
Tobolski LLC
Tolboski INC
Quit Claim Deed
related
—
—
—
Tobolski INC
—
Deed Of Trust
related
$78,000 · Whp Self Directed Ira LLC
—
—
Tobolski INC
—
Deed Of Trust
related
$40,000 · Sound Mortgage INC
—
—
Tobolski INC
—
Deed Of Trust
related
$306,000 · Sound Mortgage INC
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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