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Property profile & analytics
OFF-MARKET
Estimated value
$10,555,000
Retail space
20100 Pnes Blvd, Pembroke Pines, FL 33029-1214
Individually Owned
3-yr Hold
Free & Clear
Property ID
US18-7314853
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2022
Total area
22,127 SF
Lot
2.73 ac (118,760 SF)
Zoning code
(C-1)
APN
51-39-14-12-0010
UPID
US18-7314853
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
$9.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.61M
Blend (final)
Blend
$10.56M
Owner & transaction history
Douglas C Lee · 3 yrs held
Douglas C Lee
since 2023
Last sale
$11.5M
5 recorded transactions
Zoning & alternative use
(C-1) · Pembroke Pines, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$14.8M
+99.1%
Auto repair, garage
$13.0M
+75.7%
Commercial (general)
$10.3M
+38.9%
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 Pembroke Pines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pembroke Pines 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
$10,480,000
ML approach
$9,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,415,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$14,760,000
Change: +99% · Conversion: Moderate
AUTO REPAIR, GARAGE
$13,025,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,295,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$10,170,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$10,055,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$7,765,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$10.56M
Range $9.50M – $11.61M · ±10% · vs last sale $11.47M (Jan 4 2023)
Last sale anchor
$11.47M
Jan 4 2023
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
$477 / 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
$122,929
Tax year 2023
Assessed value
$5,746,440
Assessed 2023
Previous assessed
$2,612,720
+119.9% YoY
Effective rate
2.14%
On assessed value
Assessed land
$2,612,720
Assessed improvement
$3,133,720
Land market value
$2,612,720
Improvement market value
$3,133,720
Total market value
$5,746,440
Applied tax rate
2,613.0000
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
2022
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
22,127 SF
Lot
2.73 ac (118,760 SF)
Zoning code
(C-1)
APN
51-39-14-12-0010
UPID
US18-7314853
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(C-1) · Pembroke Pines, FL
Zoning (C-1) · permitted uses
(C-1) · Pembroke Pines, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pembroke Pines. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.8M
AUTO REPAIR, GARAGE
Est. value
$13.0M
COMMERCIAL (GENERAL)
Est. value
$10.3M
INDUSTRIAL (GENERAL)
Est. value
$10.2M
OFFICE BUILDING
Est. value
$10.1M
MEDICAL BUILDING
Est. value
$7.8M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
2022
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.73 ac
Current owner
From public records · entity-resolved
Douglas C Lee
Individual
Free & Clear · 3 yrs held
Mailing address
23799 MONTEREY SALINAS HWY APT #19, SALINAS, CA 93908-9328
Ownership since
2023
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
Feb 8, 2023
—
Douglas C Lee
Hsc Pembroke Pines LLC
Assignment Of Lease (leasehold Sale)
—
Jan 4, 2023
$11,474,000
Douglas C Lee
Hsc Pembroke Pines LLC
Special Warranty Deed
$5,587,838 · Legacy Bank & Trust Co
Sep 17, 2021
$2,925,000
Hsc Pembroke Pines LLC
David Braun
Special Warranty Deed
$6,792,312 · Iberiabank
Jul 6, 2012
—
David Braun
Braun,david
Quit Claim Deed
related
—
Jun 5, 2012
—
Gail M Braun
Braun,david
Quit Claim Deed
related
—
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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