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Property profile & analytics
OFF-MARKET
Estimated value
$3,540,000
Office buildings
3400 Andrews Ave 3480, Oakland Park, FL 33309-6060
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3515472
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2003
Construction
CONCRETE
Total area
14,959 SF
Lot
1.11 ac (48,502 SF)
Zoning code
B-3
APN
48-42-22-19-0031
UPID
US18-3515472
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
$4.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.50M
Blend (final)
Blend
$3.54M
Owner & transaction history
Tophomes Investment LLC · 1 yrs held
Tophomes Investment LLC
since 2025
Last sale
$3.1M
4 recorded transactions
Zoning & alternative use
B-3 · Oakland Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.7M
+54.2%
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
$3,775,000
ML approach
$4,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,680,000
Current use
RETAIL STORES
$5,675,000
Change: +54% · Conversion: Moderate
Blend value · Realmo final
$3.54M
Range $3.19M – $3.89M · ±10% · vs last sale $3.10M (Apr 22 2025)
Last sale anchor
$3.10M
Apr 22 2025
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
$237 / 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
$55,865
Tax year 2023
Assessed value
$2,436,740
Assessed 2023
Previous assessed
$2,436,740
+0.0% YoY
Effective rate
2.29%
On assessed value
Assessed land
$339,510
Assessed improvement
$2,097,230
Land market value
$339,510
Improvement market value
$2,097,230
Total market value
$2,436,740
Applied tax rate
1,512.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2003
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
14,959 SF
Lot
1.11 ac (48,502 SF)
Zoning code
B-3
APN
48-42-22-19-0031
UPID
US18-3515472
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-3 · Oakland Park, FL
Zoning B-3 · permitted uses
B-3 · 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
OFFICE BUILDING Current
Est. value
$3.7M
RETAIL STORES
Est. value
$5.7M
OFFICE BUILDING Current
RETAIL STORES
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
2003
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.11 ac
Current owner
From public records · entity-resolved
Tophomes Investment LLC
Entity
Mailing address
3410 NW 9TH AVE, POMPANO BEACH, FL 33064-2067
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 22, 2025
$3,095,800
Tophomes Investment LLC
Andrews Center INC
Warranty Deed
$2,012,234 · Sunstate Bank
Oct 26, 2010
—
Suntrust Bk
Moviead Corp Coc
Trustees Deed
related
—
—
—
Andrews Center INC
—
Deed Of Trust
related
$228,000 · Bank Of America
—
—
Andrews Center INC
—
Deed Of Trust
related
$267,820 · Bank Of America
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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