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Property profile & analytics
OFF-MARKET
Estimated value
$2,385,000
Retail residential properties
2308-2312 9th St Fort Lauderdale, FL 33304
Individually Owned
3-yr Hold
Free & Clear
Property ID
US18-2521793
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1965
Construction
CONCRETE
Total area
8,572 SF
Lot
0.32 ac (13,750 SF)
Zoning code
ROC
APN
50-42-01-32-0470
UPID
US18-2521793
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
$2.03M
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$2.39M
Owner & transaction history
Janet Van Spall · 3 yrs held
Janet Van Spall
since 2022
1 recorded transaction
Zoning & alternative use
ROC · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this zone is to promote planned developments that integrate office and residential uses with special design and site planning to ensure compatibility with surrounding areas
Zone name
Planned Residential Office
General category
PLANNED_DEVELOPMENT
Zone area
25.95 ac
Source
Realmo
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%
$2,190,000
6.5%
$2,025,000
7%
$1,880,000
Blend value · Realmo final
$2.39M
Range $2.15M – $2.62M · ±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
$278 / 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
$35,825
Tax year 2023
Assessed value
$1,628,560
Assessed 2023
Previous assessed
$1,597,770
+1.9% YoY
Effective rate
2.20%
On assessed value
Assessed land
$275,000
Assessed improvement
$1,353,560
Land market value
$275,000
Improvement market value
$1,353,560
Total market value
$1,628,560
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Units
11
Bathrooms
12
Total area
8,572 SF
Lot
0.32 ac (13,750 SF)
Zoning code
ROC
APN
50-42-01-32-0470
UPID
US18-2521793
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
ROC · Fort Lauderdale, FLZoning ROC · permitted uses
ROC · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of this zone is to promote planned developments that integrate office and residential uses with special design and site planning to ensure compatibility with surrounding areas
Zone name
Planned Residential Office
General category
PLANNED_DEVELOPMENT
Zone area
25.95 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1965
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Units
11
Bathrooms
12
Lot
0.32 ac
Current owner
From public records · entity-resolved
Janet Van Spall
Individual
Free & Clear · 3 yrs held
Mailing address
2100 S OCEAN LN APT #712, FORT LAUDERDALE, FL 33316-3869
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2022
—
Janet Van Spall
Janet Van Spall
Intrafamily Transfer
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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