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Property profile & analytics
OFF-MARKET
Estimated value
$10,300,000
Sports & entertainment properties
3650 10th St Deerfield Beach, FL 33442-5999
Entity Owned
3-yr Hold
Free & Clear
Property ID
US19-0664097
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1997
Construction
CONCRETE
Total area
72,976 SF
Lot
3.72 ac (161,861 SF)
Zoning code
B-2
APN
48-42-09-02-0011
UPID
US19-0664097
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
$11.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.30M
Owner & transaction history
Rst Sports LLC · 3 yrs held
Rst Sports LLC
since 2022
Last sale
$11.5M
7 recorded transactions
Zoning & alternative use
B-2 · Deerfield Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this district is to identify, within the area defined by the land use element of the comprehensive plan for commercial development
Zone name
Business Highway
General category
COMMERCIAL
Zone area
332.72 ac
Source
Realmo
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 Deerfield Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Deerfield Beach 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
$10,300,000
ML approach
$11,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$13,095,000
Current use
WAREHOUSE, STORAGE
$12,250,000
Change: -6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,090,000
Change: -15% · Conversion: Difficult
RESTAURANT
$10,590,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$10.30M
Range $9.27M – $11.33M · ±10% · vs last sale $11.50M (Oct 12 2022)
Last sale anchor
$11.50M
Oct 12 2022
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
$141 / 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
$232,244
Tax year 2023
Assessed value
$9,933,680
Assessed 2023
Previous assessed
$5,850,380
+69.8% YoY
Effective rate
2.34%
On assessed value
Assessed land
$1,618,610
Assessed improvement
$8,315,070
Land market value
$1,618,610
Improvement market value
$8,315,070
Total market value
$9,933,680
Applied tax rate
1,112.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1997
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
72,976 SF
Lot
3.72 ac (161,861 SF)
Zoning code
B-2
APN
48-42-09-02-0011
UPID
US19-0664097
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Deerfield Beach, FLZoning B-2 · permitted uses
B-2 · Deerfield Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this district is to identify, within the area defined by the land use element of the comprehensive plan for commercial development
Zone name
Business Highway
General category
COMMERCIAL
Zone area
332.72 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$13.1M
WAREHOUSE, STORAGE
Est. value
$12.3M
AUTO REPAIR, GARAGE
Est. value
$11.1M
RESTAURANT
Est. value
$10.6M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
RESTAURANT
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
1997
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
3.72 ac
Current owner
From public records · entity-resolved
Rst Sports LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3650 SW 10TH ST, DEERFIELD BEACH, FL 33442-5999
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 20, 2022
—
Rst Sports LLC
—
Deed
related
$5,000,000 · Ubs Bank USA
Oct 12, 2022
$11,500,000
Rst Sports LLC
Skoric Investments IV LLC
Warranty Deed
—
Dec 16, 2021
$9,800,000
Skoric Investments IV LLC
Lmd Sports LLC
Warranty Deed
$3,732,150 · Truity FCU
Dec 16, 2021
—
Skoric Investments IV LLC
—
Deed
related
$3,732,150 · Truist Bank
Aug 11, 2017
—
Lmd Sports LLC
—
Deed
related
$1,512,000 · Stonegate Bk
May 5, 2016
—
Lmd Sports LLC
—
Deed
related
$3,700,000 · Thame Realty Associates LLC
May 3, 2016
—
Lmd Sports LLC
Thame Realty Associates LLC
Grant Deed
related
—
Mar 22, 2016
$5,700,000
Lmd Sports LLC
Thame Realty Associates LLC
Warranty Deed
$3,700,000 · Private Individual
Apr 5, 2004
$3,660,000
Thame Realty LLC
Reger Investment Fund Lllp
Grant Deed
—
—
—
Lmd Sports LLC
—
Deed Of Trust
related
$3,700,000 · Thame Realty Associates LLC
—
—
Lmd Sports LLC
—
Deed Of Trust
related
$1,512,000 · Stonegate Bk
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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