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Property profile & analytics
OFF-MARKET
Estimated value
$1,995,000
Office buildings
3501 Griffin Rd Fort Lauderdale, FL 33312-5444
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US18-4774196
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1977
Construction
CONCRETE
Total area
7,130 SF
Lot
0.45 ac (19,498 SF)
Zoning code
C-2
APN
50-42-30-04-1040
UPID
US18-4774196
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
-
Saltz Michelson Architects Architect Architecture Firm
-
Bullock Legal Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.00M
Owner & transaction history
Saltz Michelson Partners LLC · 22 yrs held
Saltz Michelson Partners LLC
since 2003
2 recorded transactions
Zoning & alternative use
C-2 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.3M
+21.1%
Retail stores
$2.9M
+5.9%
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
OFFICE BUILDING
$2,745,000
Current use
MEDICAL BUILDING
$3,325,000
Change: +21% · Conversion: Easy
RETAIL STORES
$2,905,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$2.00M
Range $1.80M – $2.19M · ±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
$280 / 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
$26,516
Tax year 2023
Assessed value
$1,208,280
Assessed 2023
Previous assessed
$1,064,610
+13.5% YoY
Effective rate
2.19%
On assessed value
Assessed land
$199,850
Assessed improvement
$1,008,430
Land market value
$199,850
Improvement market value
$1,008,430
Total market value
$1,208,280
Applied tax rate
413.0000
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
1977
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
7,130 SF
Lot
0.45 ac (19,498 SF)
Zoning code
C-2
APN
50-42-30-04-1040
UPID
US18-4774196
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
C-2 · Fort Lauderdale, FL
Zoning C-2 · permitted uses
C-2 · 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
OFFICE BUILDING Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$2.9M
OFFICE BUILDING Current
MEDICAL BUILDING
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
1977
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Saltz Michelson Partners LLC
Entity
Mailing address
2021 SE RIVERSIDE DR, STUART, FL 34996-1209
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2003
—
Saltz Michelson Partners LLC
Saltz,tr
Quit Claim Deed
related
—
Jul 8, 1997
$345,000
Mark L Saltz
Barbrickman,w A & Lynn M
Grant Deed
$220,000 · Seller
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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