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Property profile & analytics
OFF-MARKET
Estimated value
$7,685,000
Drug stores
3100 Andrews Ave, Oakland Park, FL 33309-6054
Individually Owned
5-yr Hold
Free & Clear
Property ID
US18-4221808
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2008
Construction
CONCRETE
Total area
14,781 SF
Lot
1.76 ac (76,789 SF)
Zoning code
B-1
APN
49-42-22-03-0090
UPID
US18-4221808
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
$8.42M
Blend (final)
Blend
$7.69M
Owner & transaction history
Wba Portfolio Owner Nlp Galaxy · 5 yrs held
Wba Portfolio Owner Nlp Galaxy
since 2020
Last sale
$7.3M
6 recorded transactions
Zoning & alternative use
B-1 · Oakland Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.6M
+125.1%
Auto repair, garage
$12.0M
+113.6%
Neighborhood: shopping center
$11.1M
+98.3%
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 Oakland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland Park 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$5,610,000
Current use
RESTAURANT
$12,625,000
Change: +125% · Conversion: Easy
AUTO REPAIR, GARAGE
$11,980,000
Change: +114% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,120,000
Change: +98% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,655,000
Change: +37% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,945,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$6,890,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,725,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$7.69M
Range $6.92M – $8.45M · ±10% · vs last sale $7.28M (Nov 6 2020)
Last sale anchor
$7.28M
Nov 6 2020
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
$520 / 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
$96,819
Tax year 2023
Assessed value
$4,356,720
Assessed 2023
Previous assessed
$4,181,560
+4.2% YoY
Effective rate
2.22%
On assessed value
Assessed land
$1,919,730
Assessed improvement
$2,436,990
Land market value
$1,919,730
Improvement market value
$2,436,990
Total market value
$4,356,720
Applied tax rate
1,712.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2008
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
14,781 SF
Lot
1.76 ac (76,789 SF)
Zoning code
B-1
APN
49-42-22-03-0090
UPID
US18-4221808
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-1 · Oakland Park, FL
Zoning B-1 · permitted uses
B-1 · Oakland Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oakland Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.6M
RESTAURANT
Est. value
$12.6M
AUTO REPAIR, GARAGE
Est. value
$12.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.1M
COMMERCIAL (GENERAL)
Est. value
$7.7M
INDUSTRIAL (GENERAL)
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.9M
WAREHOUSE, STORAGE
Est. value
$4.7M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2008
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Wba Portfolio Owner Nlp Galaxy
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2020
$7,275,000
Wba Portfolio Owner Nlp Galaxy
Walgreen Co
Grant Deed
—
Oct 30, 2006
—
Walgreen Co
Owner,record
Grant Deed
related
—
Jul 21, 2005
—
Walgreen Co
Cohen,malcolm M
Quit Claim Deed
related
—
Jul 5, 2005
$643,800
Walgreen Co
Cohen,malcolm M
Warranty Deed
—
Apr 11, 2003
—
Malco Enterprises INC
Boan,bruce
Quit Claim Deed
related
—
Mar 31, 2003
—
Malco Enterprises INC
Kramer,alicia
Quit Claim 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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