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Property profile & analytics
OFF-MARKET
Distribution centers
20851 Johnson St Ste 121 Pembroke Pines, FL 33029-1925
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-0175761
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2007
Construction
CONCRETE
Total area
1,691 SF
Lot
0.04 ac (1,573 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0630
UPID
US18-0175761
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Nsg Of Pembroke Pines LLC · 10 yrs held
Nsg Of Pembroke Pines LLC
since 2015
2 recorded transactions
Zoning & alternative use
(PUD) · Pembroke Pines, FL
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,151
Tax year 2023
Assessed value
$359,010
Assessed 2023
Previous assessed
$320,760
+11.9% YoY
Effective rate
1.99%
On assessed value
Assessed land
$35,900
Assessed improvement
$323,110
Land market value
$35,900
Improvement market value
$323,110
Total market value
$359,010
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
1,691 SF
Lot
0.04 ac (1,573 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0630
UPID
US18-0175761
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
Building & site characteristics
From public records
Year built
2007
Construction
CONCRETE
Heating
NONE
Bathrooms
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
Nsg Of Pembroke Pines LLC
Entity
Free & Clear · 10 yrs held
Mailing address
2704 BOOT LN, WESTON, FL 33331-3004
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2015
$235,000
Nsg Of Pembroke Pines LLC
Remillard,gerald & Susan
Warranty Deed
—
Sep 7, 2007
$230,000
Gerald Remillard
Fundefa International INC
Grant Deed
$172,500 · Community Bank Of Broward
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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