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Property profile & analytics
OFF-MARKET
Estimated value
$9,725,000
Grocery and convenience stores
255 3rd Ave Fort Lauderdale, FL 33301
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4184093
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2021
Total area
32,033 SF
Lot
0.8 ac (34,869 SF)
Zoning code
RAC-CC
APN
50-42-10-33-0220
UPID
US18-4184093
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
Current use
Occupant on record · Public records
-
Presto! ATM at Publix GreenWise Market Atm
-
publix Grocery & Convenience Store Food Market
-
Publix GreenWise Market at The Main Las Olas Grocery & Convenience Store Food Market
-
Camren Puckett LLC Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.78M
Comparable Approach
Comparable
$11.00M
Blend (final)
Blend
$9.73M
Owner & transaction history
Hallandale Village LLC · 21 yrs held
Hallandale Village LLC
since 2005
3 recorded transactions
Zoning & alternative use
RAC-CC · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$15.1M
+23.9%
Medical building
$14.9M
+22.8%
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%
$9,510,000
6.5%
$8,780,000
7%
$8,150,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,155,000
Current use
INDUSTRIAL (GENERAL)
$15,050,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$14,925,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$9.73M
Range $8.75M – $10.70M · ±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
$304 / 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
$398,504
Tax year 2023
Assessed value
$18,885,810
Assessed 2023
Previous assessed
$127,367,760
-85.2% YoY
Effective rate
2.11%
On assessed value
Assessed land
$6,102,080
Assessed improvement
$12,783,730
Land market value
$6,102,080
Improvement market value
$12,783,730
Total market value
$18,885,810
Applied tax rate
9,312.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2021
Heating
NONE
Stories
1
Total area
32,033 SF
Lot
0.8 ac (34,869 SF)
Zoning code
RAC-CC
APN
50-42-10-33-0220
UPID
US18-4184093
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RAC-CC · Fort Lauderdale, FL
Zoning RAC-CC · permitted uses
RAC-CC · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Lauderdale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$12.2M
INDUSTRIAL (GENERAL)
Est. value
$15.1M
MEDICAL BUILDING
Est. value
$14.9M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
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
2021
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Hallandale Village LLC
Entity
Free & Clear · 21 yrs held
Mailing address
301 E LAS OLAS BLVD, FORT LAUDERDALE, FL 33301-2295
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Nov 16, 2018
—
212 Second Ave LLC
—
Loan Modification
related
$93,600,000 · Husky Finco LLC
Apr 4, 2005
—
Hallandale Village LLC
Nieman,sharon
Warranty Deed
related
—
Apr 4, 2005
$380,000
Hallandale Village LLC
Connors,bruce W
Warranty 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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