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16 SE 18Th St, Fort Lauderdale, FL 33316
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Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1938
Construction
CONCRETE
Total area
1,505 SF
Lot
0.14 ac (6,250 SF)
Zoning code
SRAC-SAE
APN
50-42-15-10-3530
UPID
US18-3392822
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Veterinary Clinic
-
Crisis Center Medical Clinic
-
Crisis Center Medical Clinic
-
Psychotherapist
-
Physician Medical Clinic
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$850k
Owner & transaction history
since 2023
Last sale
$750,000
4 recorded transactions
Zoning & alternative use
SRAC-SAE · Fort Lauderdale, FL
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…
General category
COMMERCIAL
Top alternative use upside
Auto repair, garage
$1.2M
+56.5%
Neighborhood: shopping center
$1.1M
+45.3%
Office building
$790,000
+1.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$850k
Value range
$765k – $935k
±10% around blend
Estimated value / SF
$565 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
40
$765k
blend $850k
$935k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,505 SF
Lot area
0.14 ac
Year built
1938
Stories
1
APN
50-42-15-10-3530
Zoning
SRAC-SAE
Assessed value
$347,840
Annual tax
$7,800
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$88k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.1 mi away · 1,800 SF
6.3 mi away · 1,533 SF
9.6 mi away · 1,680 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$850k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 236 sales
$518
+9%
County 497 sales
$485
+16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $565/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+56%
vs current-use indication
Neighborhood: Shopping Center
Office Building
Commercial (general) · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
2.70%
Implied, in-place cap rate for this retail residential properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$53k *
Last sale · Jul 2023
$750k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.94M
Move the market yield to see immediate price impact.
Value / SF
$1,292
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.20%2.70%3.20%
$47k
$2.15M
$1.75M
$1.48M
$53k
$2.39M
$1.94M
$1.64M
$58k
$2.62M
$2.14M
$1.80M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$150k
4.1 mi · Feb 2026 · $83/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,800
Tax year 2023
Assessed value
$347,840
Assessed 2023
Previous assessed
$347,840
+0.0% YoY
Effective rate
2.24%
On assessed value
Assessed land
$112,500
Assessed improvement
$235,340
Land market value
$112,500
Improvement market value
$235,340
Total market value
$347,840
Applied tax rate
312.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Status
For Sale
Year built
1938
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Bathrooms
3
Total area
1,505 SF
Lot
0.14 ac (6,250 SF)
Zoning code
SRAC-SAE
APN
50-42-15-10-3530
UPID
US18-3392822
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
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…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1938
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
3
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
SRAC-SAE
COMMERCIAL
Jurisdiction
Fort Lauderdale, FL
Recorded code
SRAC-SAE
Official district
SRAC-SAE
Official district profile
What the municipal code says about SRAC-SAE
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…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SRAC-SAE in Fort Lauderdale, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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