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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Distribution centers
20861 Johnson St Ste 101 Pembroke Pines, FL 33029-1926
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5204113
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2007
Construction
CONCRETE
Total area
3,413 SF
Lot
0.08 ac (3,405 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0220
UPID
US18-5204113
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
$900k
CAP Approach
CAP
$565k
Comparable Approach
Comparable
$950k
Blend (final)
Blend
$885k
Owner & transaction history
Bonjour Group LLC · 4 yrs held
Bonjour Group LLC
since 2022
Last sale
$885,000
3 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
Medical building
$1.2M
+26.1%
Retail stores
$1.1M
+20.4%
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
$875,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$615,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$950,000
Current use
MEDICAL BUILDING
$1,200,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$1,145,000
Change: +20% · Conversion: Moderate
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $885k (Jul 7 2022)
Last sale anchor
$885k
Jul 7 2022
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
$259 / 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
$15,911
Tax year 2023
Assessed value
$724,590
Assessed 2023
Previous assessed
$724,590
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$72,460
Assessed improvement
$652,130
Land market value
$72,460
Improvement market value
$652,130
Total market value
$724,590
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
3,413 SF
Lot
0.08 ac (3,405 SF)
Zoning code
(PUD)
APN
51-39-10-AA-0220
UPID
US18-5204113
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
$950,000
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE Current
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
0.08 ac
Current owner
From public records · entity-resolved
Bonjour Group LLC
Entity
Mailing address
16650 SW 88TH ST STE #103, MIAMI, FL 33196-1282
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2022
$885,000
Bonjour Group LLC
Itex Consulting INC
Warranty Deed
$285,000 · Itex Consulting INC
May 6, 2019
$528,000
Itex Consulting INC
Dst Motorsports LLC
Warranty Deed
$384,000 · Legacy Bk/fl
Jan 22, 2013
$310,000
Dst Motorsports LLC
Fundefa International INC
Warranty Deed
—
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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