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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Retail residential properties
263 Commercial Blvd Lauderdale By The Sea, FL 33308-4418
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-8832300
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1971
Construction
CONCRETE
Total area
5,141 SF
Lot
0.09 ac (4,000 SF)
Zoning code
B-1
APN
49-43-18-07-0250
UPID
US18-8832300
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
$1.22M
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$1.70M
Owner & transaction history
Vicnsons Realty Group LLC · 13 yrs held
Vicnsons Realty Group LLC
since 2012
4 recorded transactions
Zoning & alternative use
B-1 · Lauderdale By The Sea, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.4M
+11.0%
Medical building
$2.4M
+10.0%
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 Lauderdale By The Sea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lauderdale By The Sea 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%
$1,315,000
6.5%
$1,215,000
7%
$1,125,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,175,000
Current use
INDUSTRIAL (GENERAL)
$2,415,000
Change: +11% · Conversion: Moderate
MEDICAL BUILDING
$2,395,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$1,790,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±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
$330 / 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
$17,424
Tax year 2023
Assessed value
$920,890
Assessed 2023
Previous assessed
$920,890
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$200,280
Assessed improvement
$720,610
Land market value
$200,280
Improvement market value
$720,610
Total market value
$920,890
Applied tax rate
211.0000
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
1971
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
5,141 SF
Lot
0.09 ac (4,000 SF)
Zoning code
B-1
APN
49-43-18-07-0250
UPID
US18-8832300
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-1 · Lauderdale By The Sea, FL
Zoning B-1 · permitted uses
B-1 · Lauderdale By The Sea, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lauderdale By The Sea. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1971
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Vicnsons Realty Group LLC
Entity
Mailing address
218 SAN REMO DR, JUPITER, FL 33458-8730
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2012
$180,000
Vicnsons Realty Group LLC
Psh Holdings INC
Warranty Deed
$800,000 · Daniel & Warren Colnaghi
Aug 1, 2008
$3,550,000
Psh Holdings INC
Sandy By The Sea INC
Warranty Deed
related
—
Dec 6, 2005
$1,125,000
Sandy By The Sea INC
Kaufman,robert Z
Warranty Deed
$751,000 · Lasalle National Bank
—
—
Sandy By The Sea INC
—
Deed Of Trust
related
$1,062,000 · Landmark Bank
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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