180-186 44th St Oakland Park, FL 33334
Entity Owned
Free & Clear
Estimated value (blended)
$370k
Range $333k – $407k (±10%)
Implied cap rate
9.40%
In-place · NOI ÷ last sale
Property ID
US18-0473652
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
CONCRETE
Total area
1,949 SF
Lot
0.15 ac (6,380 SF)
Zoning code
B-2
APN
49-42-22-16-0030
UPID
US18-0473652
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$370k
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$679k
Blend (final)
Blend
$370k
Owner & transaction history
since 2026
3 recorded transactions
Zoning & alternative use
B-2 · Oakland Park, FL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$370k
Value range
$333k – $407k
±10% around blend
Estimated value / SF
$190 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$333k
blend $370k
$407k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,949 SF
Lot area
0.15 ac
Year built
1961
Stories
1
APN
49-42-22-16-0030
Assessed value
$298,380
Annual tax
$7,528
3
Income approach: direct capitalization
Partial preview
Income approach indication
$535k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$580k
@ 6.5% CAP return
$535k
@ 7% CAP return
$495k
4
Sales comparison
Partial preview
Sales approach indication
$658k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.8 mi away · 1,984 SF
2.7 mi away · 2,526 SF
3.9 mi away · 2,053 SF
6.8 mi away · 2,408 SF
7.0 mi away · 2,125 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$370k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 24 sales
$395
-52%
Submarket 291 sales
$379
-50%
County 589 sales
$350
-46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $190/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
9.40%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.40%
9.0%
NOI (est.)
$21k *
* 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$222k
Move the market yield to see immediate price impact.
Value / SF
$114
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
8.90%9.40%9.90%
$19k
$211k
$200k
$190k
$21k
$235k
$222k
$211k
$23k
$258k
$244k
$232k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$750k
1.2 mi · Aug 2025 · $409/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,528
Tax year 2023
Assessed value
$298,380
Assessed 2023
Previous assessed
$275,010
+8.5% YoY
Effective rate
2.52%
On assessed value
Assessed land
$76,560
Assessed improvement
$221,820
Land market value
$76,560
Improvement market value
$221,820
Total market value
$298,380
Applied tax rate
1,712.0000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1961
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
1,949 SF
Lot
0.15 ac (6,380 SF)
Zoning code
B-2
APN
49-42-22-16-0030
UPID
US18-0473652
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Oakland Park, FLZoning B-2 · permitted uses
B-2 · Oakland Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1961
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-2
Jurisdiction
Oakland Park, FL
Recorded code
B-2
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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