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Property profile & analytics
OFF-MARKET
Estimated value
$2,040,000
Retail space
3989-3991 Oakland Park Blvd Lauderdale Lakes, FL 33311
Entity Owned
14-yr Hold
Free & Clear
Property ID
US18-3598661
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Construction
CONCRETE
Total area
7,731 SF
Lot
0.58 ac (25,103 SF)
Zoning code
TC
APN
49-42-30-28-0010
UPID
US18-3598661
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
by Request
CAP Approach
CAP
$2.12M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$2.04M
Owner & transaction history
Reef Plaza LLC · 14 yrs held
Reef Plaza LLC
since 2012
1 recorded transaction
Zoning & alternative use
TC · Lauderdale Lakes, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The TC zoning district is provided for the development of new neighborhoods and the redevelopment, revitalization or extension of existing neighborhoods, intended to be structured upon a network of interconnecting pedestrian oriented streets and other public spaces. These developments or redevelopments are intended to offer a mixture of housing types and pri…
Zone name
Town Center
General category
CIVIC_INSTITUTIONAL
Zone area
113.62 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$2.1M
+6.5%
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 Lauderdale Lakes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lauderdale Lakes 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%
$2,295,000
6.5%
$2,120,000
7%
$1,965,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,945,000
Current use
COMMERCIAL (GENERAL)
$2,070,000
Change: +7% · Conversion: Easy
OFFICE BUILDING
$1,930,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.04M
Range $1.84M – $2.24M · ±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
$264 / 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
$45,604
Tax year 2023
Assessed value
$1,801,630
Assessed 2023
Previous assessed
$1,801,630
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$633,850
Assessed improvement
$1,167,780
Land market value
$633,850
Improvement market value
$1,167,780
Total market value
$1,801,630
Applied tax rate
2,012.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
7,731 SF
Lot
0.58 ac (25,103 SF)
Zoning code
TC
APN
49-42-30-28-0010
UPID
US18-3598661
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
TC · Lauderdale Lakes, FLZoning TC · permitted uses
TC · Lauderdale Lakes, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The TC zoning district is provided for the development of new neighborhoods and the redevelopment, revitalization or extension of existing neighborhoods, intended to be structured upon a network of interconnecting pedestrian oriented streets and other public spaces. These developments or redevelopments are intended to offer a mixture of housing types and prices, prominently sited civic or community buildings, and stores or offices or workplaces to provide a balanced mix of activities. A TC district is intended to serve as the hub of a larger traditional neighborhood, and the designs of both are intended to be integrated
Zone name
Town Center
General category
CIVIC_INSTITUTIONAL
Zone area
113.62 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1996
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Reef Plaza LLC
Entity
Free & Clear · 14 yrs held
Mailing address
336 E DANIA BCH BLVD, DANIA BEACH, FL 33004-3028
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2012
$1,500,000
Reef Plaza LLC
Kimco 120 O/p INC
Grant Deed
—
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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