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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Commercial land
311 13th St Fort Lauderdale, FL 33316-1923
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-1750609
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1924
Construction
CONCRETE
Total area
2,714 SF
Lot
0.24 ac (10,625 SF)
Zoning code
ROA
APN
50-42-15-10-0660
UPID
US18-1750609
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
-
Jennings & Valancy PA Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$715k
Blend (final)
Blend
$1.18M
Owner & transaction history
311 Se 13th Street LLC · 5 yrs held
311 Se 13th Street LLC
since 2021
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
ROA · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this zone is to promote small-scale office and residential uses together in a neighborhood setting, focusing on professional offices and single family homes
Zone name
Limited Residential Office
General category
MIXED_USE
Zone area
57.02 ac
Source
Realmo
Top alternative use upside
Office building
$1.4M
+1.4%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,405,000
Current use
OFFICE BUILDING
$1,425,000
Change: +1% · Conversion: Easy
MEDICAL BUILDING
$1,265,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$1,220,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.30M (Feb 11 2021)
Last sale anchor
$1.30M
Feb 11 2021
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
$435 / 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
$6,746
Tax year 2023
Assessed value
$371,880
Assessed 2023
Previous assessed
$1,100,430
-66.2% YoY
Effective rate
1.81%
On assessed value
Assessed land
$371,880
Land market value
$371,880
Total market value
$371,880
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1924
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Bathrooms
2
Total area
2,714 SF
Lot
0.24 ac (10,625 SF)
Zoning code
ROA
APN
50-42-15-10-0660
UPID
US18-1750609
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
ROA · Fort Lauderdale, FLZoning ROA · permitted uses
ROA · 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 small-scale office and residential uses together in a neighborhood setting, focusing on professional offices and single family homes
Zone name
Limited Residential Office
General category
MIXED_USE
Zone area
57.02 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1924
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.24 ac
Current owner
From public records · entity-resolved
311 Se 13th Street LLC
Entity
Free & Clear · 5 yrs held
Mailing address
515 E LAS OLAS BLVD STE #850, FORT LAUDERDALE, FL 33301-2277
Ownership since
2021
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
Feb 11, 2021
$1,300,000
311 Se 13th Street LLC
L B V LLC
Special Warranty Deed
—
Dec 31, 2009
$360,000
Lbv LLC
Jennings & Valancy Pa
Warranty Deed
—
Nov 1, 1999
$401,000
Jennings
Deborah Franza Cowart
Grant Deed
$215,500 · Regent 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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