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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Office buildings
1777 Dixie Hwy Fort Lauderdale, FL 33305-3103
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-1409729
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
CONCRETE
Total area
4,634 SF
Lot
0.42 ac (18,441 SF)
Zoning code
RML-25
APN
49-42-35-04-1740
UPID
US18-1409729
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
-
Middle River Early Learning Center High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$869k
Blend (final)
Blend
$1.29M
Owner & transaction history
Phyl S Academy Preschools INC · 4 yrs held
Phyl S Academy Preschools INC
since 2021
Last sale
$1.1M
4 recorded transactions
Zoning & alternative use
RML-25 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,405,000
ML approach
$1,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,760,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±10% · vs last sale $1.05M (Oct 7 2021)
Last sale anchor
$1.05M
Oct 7 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
$278 / 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
$1,267
Tax year 2023
Assessed value
$1,002,300
Assessed 2023
Previous assessed
$957,120
+4.7% YoY
Effective rate
0.13%
On assessed value
Assessed land
$221,290
Assessed improvement
$781,010
Land market value
$221,290
Improvement market value
$781,010
Total market value
$1,002,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,634 SF
Lot
0.42 ac (18,441 SF)
Zoning code
RML-25
APN
49-42-35-04-1740
UPID
US18-1409729
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RML-25 · Fort Lauderdale, FL
Zoning RML-25 · permitted uses
RML-25 · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Lauderdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.8M
RETAIL STORES
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
1987
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Phyl S Academy Preschools INC
Entity
Mailing address
12361 NW 14TH ST, PLANTATION, FL 33323-2400
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2021
$1,050,000
Phyl S Academy Preschools INC
Kids In Distress Foundation INC
Warranty Deed
$800,000 · Regions Bank
Mar 22, 2001
$500,000
Kids In Distress Foundation
Think Life INC
Grant Deed
—
Aug 10, 1998
$400,000
Think Life INC
Ford Jeter Brown Foundation In
Grant Deed
$100,000 · Florida Community Loan Funding
—
—
Think Life INC
—
Deed Of Trust
related
$331,000 · Broward County (fl)
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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