3560 Ne 12Th Ave Oakland Park, FL 33334
Retail space
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Entity Owned
7-yr Hold
~
Est. High Equity
For Lease
1 / 2
Contact for pricing
3560 Ne 12Th Ave, Oakland Park, FL 33334
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Estimated value (blended)
$340k
Range $306k – $374k (±10%)
Property ID
US18-5230310
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
CONCRETE
Total area
2,850 SF
Lot
0.14 ac (6,197 SF)
Zoning code
DCE
APN
49-42-23-03-0781
UPID
US18-5230310
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$780k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$340k
Owner & transaction history
since 2019
3 recorded transactions
Zoning & alternative use
DCE · Oakland Park, FL
Zoning description
Downtown Core (DC) East and West sub-areas are designated together as the epicenter of the Oakland Park Downtown Development District. Downtown Core overall is intended to be the image of Oakland Park and its main destin…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 10 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$340k
Value range
$306k – $374k
±10% around blend
Estimated value / SF
$119 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$306k
blend $340k
$374k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,850 SF
Lot area
0.14 ac
Year built
1989
Stories
1
APN
49-42-23-03-0781
Assessed value
$550,200
Annual tax
$12,775
3
Income approach: direct capitalization
Partial preview
Income approach indication
$780k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$845k
@ 6.5% CAP return
$780k
@ 7% CAP return
$725k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$12,775
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.11M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.7 mi away · 2,592 SF
2.0 mi away · 2,866 SF
2.4 mi away · 2,580 SF
3.7 mi away · 2,053 SF
4.0 mi away · 3,193 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$340k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 24 sales
$395
-70%
Submarket 291 sales
$379
-69%
County 589 sales
$350
-66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $119/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
44,497.37%
Selected cap rate for this retail space
Derived from the Oakland Park market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$17k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$37
Move the market yield to see immediate price impact.
Value / SF
$0
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
44,496.87%44,497.37%44,497.87%
$15k
$34
$34
$34
$17k
$38
$37
$37
$19k
$41
$41
$41
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$1.10M
1.7 mi · Sep 2025 · $435/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,775
Tax year 2023
Assessed value
$550,200
Assessed 2023
Previous assessed
$550,200
+0.0% YoY
Effective rate
2.32%
On assessed value
Assessed land
$68,170
Assessed improvement
$482,030
Land market value
$68,170
Improvement market value
$482,030
Total market value
$550,200
Applied tax rate
1,712.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,850 SF
Lot
0.14 ac (6,197 SF)
Zoning code
DCE
APN
49-42-23-03-0781
UPID
US18-5230310
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
DCE · Oakland Park, FLZoning DCE · permitted uses
DCE · Oakland Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Downtown Core (DC) East and West sub-areas are designated together as the epicenter of the Oakland Park Downtown Development District. Downtown Core overall is intended to be the image of Oakland Park and its main destin…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
DCE
COMMERCIAL
Jurisdiction
Oakland Park, FL
Recorded code
DCE
Official district
DCE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for DCE in Oakland Park, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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