Entity Owned 
For Sale
1 / 14
$1,490,000
3621 Nw 90Th Ter, Sunrise, FL 33351
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Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
CONCRETE
Total area
4,013 SF
Lot
0.32 ac (13,872 SF)
Zoning code
RM-10
APN
49-41-20-43-0020
UPID
US19-0309560
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
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$973k
Blend (final)
Blend
$1.02M
Owner & transaction history
since 2021
Last sale
$850,000
5 recorded transactions
Zoning & alternative use
RM-10 · Sunrise, FL
Zoning description
It is established for low-medium density residential uses with a variety of dwelling unit types at a density not to exceed ten (10) units per acre
General category
RESIDENTIAL
Top alternative use upside
Retail stores
$1.5M
+63.2%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
4 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
$1.02M
Value range
$914k – $1.12M
±10% around blend
Estimated value / SF
$253 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$914k
blend $1.02M
$1.12M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,013 SF
Lot area
0.32 ac
Year built
1991
Stories
1
APN
49-41-20-43-0020
Assessed value
$748,730
Annual tax
$18,126
3
Income approach: direct capitalization
Partial preview
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
$18,126
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$973k
Range $727k – $1.21M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 44 sales
$232
+9%
County 112 sales
$309
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $253/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+63%
vs current-use indication
Homes (retired, Handicap, Rest, Convalescent, Nursing) · current use
Warehouse, Storage
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
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
4.13%
Selected cap rate for this assisted living facilities
Derived from the Sunrise market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.13%
9.0%
NOI (est.)
$62k *
Last sale · Jul 2021
$850k
* 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$1.49M
Move the market yield to see immediate price impact.
Value / SF
$371
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
3.63%4.13%4.63%
$55k
$1.53M
$1.34M
$1.20M
$62k
$1.69M
$1.49M
$1.33M
$68k
$1.86M
$1.64M
$1.46M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$18,126
Tax year 2023
Assessed value
$748,730
Assessed 2023
Previous assessed
$721,640
+3.8% YoY
Effective rate
2.42%
On assessed value
Assessed land
$110,980
Assessed improvement
$637,750
Land market value
$110,980
Improvement market value
$637,750
Total market value
$748,730
Applied tax rate
2,112.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
For Sale
Year built
1991
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
8
Total area
4,013 SF
Lot
0.32 ac (13,872 SF)
Zoning code
RM-10
APN
49-41-20-43-0020
UPID
US19-0309560
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RM-10 · Sunrise, FLZoning RM-10 · permitted uses
RM-10 · Sunrise, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
It is established for low-medium density residential uses with a variety of dwelling unit types at a density not to exceed ten (10) units per acre
General category
RESIDENTIAL
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
1991
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
8
Lot
0.32 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
RM-10
RESIDENTIAL
Jurisdiction
Sunrise, FL
Recorded code
RM-10
Official district
RM-10
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RM-10 in Sunrise, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
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.
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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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