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Property profile & analytics
OFF-MARKET
Estimated value
$9,920,000
Warehouses
3685 15th St 3697 Lauderhill, FL 33311-4134
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-3322375
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1987
Construction
CONCRETE
Total area
49,680 SF
Lot
3 ac (130,515 SF)
Zoning code
IL
APN
49-42-31-24-0070
UPID
US18-3322375
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
$10.38M
CAP Approach
CAP
$12.70M
Comparable Approach
Comparable
$8.80M
Blend (final)
Blend
$9.92M
Owner & transaction history
Lrf3 Mia 15th Street LLC · 2 yrs held
Lrf3 Mia 15th Street LLC
since 2023
Last sale
$9.9M
4 recorded transactions
Zoning & alternative use
IL · Lauderhill, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ghborhood (CN). 2. Commercial, Community (CC). 3. Commercial, General (CG). 4. Commercial, Warehouse (CW). 5. Commercial, Office (CO). 6. Commercial, Recreation (CR). C. Industrial zoning district. 1. Industrial, Light (IL). D. Transportation and Utility zoning districts. 1. Transportation Facility (TF). 2. Utility Facility (UF). E. Recreation zoning distric…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
73.14 ac
Source
land development regulations
Top alternative use upside
Commercial (general)
$13.3M
+15.3%
Retail stores
$12.5M
+8.3%
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 Lauderhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lauderhill 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
$9,535,000
ML approach
$10,380,000
CAP Approach
CAP Return
Estimation
6%
$13,755,000
6.5%
$12,695,000
7%
$11,790,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$11,530,000
Current use
COMMERCIAL (GENERAL)
$13,300,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$12,485,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$9.92M
Range $8.93M – $10.91M · ±10% · vs last sale $9.88M (Dec 8 2023)
Last sale anchor
$9.88M
Dec 8 2023
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
$200 / 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
$130,101
Tax year 2023
Assessed value
$5,067,210
Assessed 2023
Previous assessed
$4,744,790
+6.8% YoY
Effective rate
2.57%
On assessed value
Assessed land
$913,610
Assessed improvement
$4,153,600
Land market value
$913,610
Improvement market value
$4,153,600
Total market value
$5,067,210
Applied tax rate
1,912.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
49,680 SF
Lot
3 ac (130,515 SF)
Zoning code
IL
APN
49-42-31-24-0070
UPID
US18-3322375
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
IL · Lauderhill, FLZoning IL · permitted uses
IL · Lauderhill, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ghborhood (CN). 2. Commercial, Community (CC). 3. Commercial, General (CG). 4. Commercial, Warehouse (CW). 5. Commercial, Office (CO). 6. Commercial, Recreation (CR). C. Industrial zoning district. 1. Industrial, Light (IL). D. Transportation and Utility zoning districts. 1. Transportation Facility (TF). 2. Utility Facility (UF). E. Recreation zoning districts. 1. Open Space and Recreation (PO). 2. Local Parks (PL). 3. Regional Park (PR).
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
73.14 ac
Source
land development regulations
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.5M
COMMERCIAL (GENERAL)
Est. value
$13.3M
RETAIL STORES
Est. value
$12.5M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
1987
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Lrf3 Mia 15th Street LLC
Entity
Free & Clear · 2 yrs held
Mailing address
116 HUNTINGTON AVE STE #1001, BOSTON, MA 02116-5768
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 8, 2023
$9,879,100
Lrf3 Mia 15th Street LLC
Spg Lauderhill LLC
Special Warranty Deed
—
Aug 1, 2008
$3,200,000
Spg Lauderhill LLC
Gordon,seymour
Grant Deed
—
—
—
Spg Lauderhill LLC
—
Deed Of Trust
related
$2,110,000 · Jackson National Life Ins Co
—
—
Spg Lauderhill LLC
—
Deed Of Trust
related
$2,110,000 · Jackson National Life Ins Co
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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