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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Distribution centers
20851 Johnson St Ste 111 Pembroke Pines, FL 33029-1924
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-4445019
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2007
Construction
CONCRETE
Total area
2,991 SF
Lot
0.07 ac (2,870 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0530
UPID
US18-4445019
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
$1.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$832k
Blend (final)
Blend
$1.33M
Owner & transaction history
Florida First Capital Finance Corp · 4 yrs held
Florida First Capital Finance Corp
since 2022
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
(PUD) · Pembroke Pines, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
LDC Final Adopted 2 11 2026
Top alternative use upside
Neighborhood: shopping center
$2.0M
+139.7%
Auto repair, garage
$1.8M
+111.5%
Commercial (general)
$1.4M
+67.2%
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
$1,660,000
ML approach
$1,565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$830,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,995,000
Change: +140% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,760,000
Change: +112% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,390,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$1,360,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$1,050,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±10% · vs last sale $1.30M (Dec 1 2021)
Last sale anchor
$1.30M
Dec 1 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
$445 / 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
$13,816
Tax year 2023
Assessed value
$635,000
Assessed 2023
Previous assessed
$567,340
+11.9% YoY
Effective rate
2.18%
On assessed value
Assessed land
$63,500
Assessed improvement
$571,500
Land market value
$63,500
Improvement market value
$571,500
Total market value
$635,000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Bathrooms
1
Total area
2,991 SF
Lot
0.07 ac (2,870 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0530
UPID
US18-4445019
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(PUD) · Pembroke Pines, FLZoning (PUD) · permitted uses
(PUD) · Pembroke Pines, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
LDC Final Adopted 2 11 2026
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$830,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
2007
Construction
CONCRETE
Heating
NONE
Bathrooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Florida First Capital Finance Corp
Entity
Free & Clear · 4 yrs held
Mailing address
20851 JOHNSON ST STE #111, PEMBROKE PINES, FL 33029-1924
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Jan 14, 2022
—
Florida First Capital Finance Corp
The System8 LLC
Assignment Of Lease (leasehold Sale)
—
Dec 1, 2021
$1,300,000
Hard Way Investments
B&m Building Invesments INC
Warranty Deed
$587,500 · South State Bank National Associati
Oct 14, 2013
$430,000
B & M Building Investments INC
H & R Realty Investments LLC
Warranty Deed
$703,500 · Bac Florida Bank
Sep 7, 2007
$780,000
H & R Realty Investments LLC
Fundefa International INC
Grant Deed
$663,000 · Interbay Funding LLC
—
—
B & M Building Investments INC
—
Deed Of Trust
related
$531,200 · City Nat'l Bk/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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