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Property profile & analytics
OFF-MARKET
Estimated value
$4,035,000
Retail space
1860 Federal Hwy Fort Lauderdale, FL 33305-2557
Entity Owned
28-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-3755373
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
CONCRETE
Total area
9,103 SF
Lot
0.49 ac (21,415 SF)
Zoning code
B-1
APN
49-42-36-28-0010
UPID
US18-3755373
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
-
Everglades Garage Door Services Building Supply General Contractor
-
SKECHERS Warehouse Outlet Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Spirit Halloween (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.50M
Comparable Approach
Comparable
$3.73M
Blend (final)
Blend
$4.04M
Owner & transaction history
BAL HARBOUR SQUARE LLC
BAL HARBOUR SQUARE LLC
Zoning & alternative use
B-1 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.7M
+36.5%
Office building
$4.3M
+24.8%
Industrial (general)
$4.3M
+23.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,705,000
6.5%
$2,495,000
7%
$2,315,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,455,000
Current use
COMMERCIAL (GENERAL)
$4,715,000
Change: +37% · Conversion: Easy
OFFICE BUILDING
$4,310,000
Change: +25% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,275,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$4,240,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$4.04M
Range $3.63M – $4.44M · ±10%
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
$443 / 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
$41,189
Tax year 2023
Assessed value
$1,960,150
Assessed 2023
Previous assessed
$1,961,740
-0.1% YoY
Effective rate
2.10%
On assessed value
Assessed land
$535,380
Assessed improvement
$1,424,770
Land market value
$535,380
Improvement market value
$1,424,770
Total market value
$1,960,150
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
9,103 SF
Lot
0.49 ac (21,415 SF)
Zoning code
B-1
APN
49-42-36-28-0010
UPID
US18-3755373
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-1 · Fort Lauderdale, FL
Zoning B-1 · permitted uses
B-1 · 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 Current
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$4.2M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
MEDICAL 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
1997
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
BAL HARBOUR SQUARE LLC
Entity
Free & Clear · 0 yrs held
Mailing address
101 PLZ REAL S STE #200, BOCA RATON, FL 33432-4856
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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