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Property profile & analytics
OFF-MARKET
Estimated value
$13,610,000
Distribution centers
403 Sawgrass Corporate Pkwy Sunrise, FL 33325-6203
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5422491
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1989
Construction
CONCRETE
Total area
55,624 SF
Lot
5 ac (217,798 SF)
Zoning code
I-1
APN
50-40-03-03-0011
UPID
US18-5422491
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
$13.29M
CAP Approach
CAP
$14.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.61M
Owner & transaction history
Pyramid Sawgrass LLC · 4 yrs held
Pyramid Sawgrass LLC
since 2021
Last sale
$13.5M
2 recorded transactions
Zoning & alternative use
I-1 · Sunrise, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sunrise submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunrise 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
$16,070,000
ML approach
$13,285,000
CAP Approach
CAP Return
Estimation
6%
$15,400,000
6.5%
$14,215,000
7%
$13,200,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$19,360,000
Current use
Blend value · Realmo final
$13.61M
Range $12.25M – $14.97M · ±10% · vs last sale $13.47M (Nov 2 2021)
Last sale anchor
$13.47M
Nov 2 2021
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
$245 / 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
$227,394
Tax year 2023
Assessed value
$10,503,890
Assessed 2023
Previous assessed
$10,503,890
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$1,960,180
Assessed improvement
$8,543,710
Land market value
$1,960,180
Improvement market value
$8,543,710
Total market value
$10,503,890
Applied tax rate
2,112.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
55,624 SF
Lot
5 ac (217,798 SF)
Zoning code
I-1
APN
50-40-03-03-0011
UPID
US18-5422491
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Sunrise, FL
Zoning I-1 · permitted uses
I-1 · Sunrise, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sunrise. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$19.4M
WAREHOUSE, STORAGE Current
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
5 ac
Current owner
From public records · entity-resolved
Pyramid Sawgrass LLC
Entity
Free & Clear · 4 yrs held
Mailing address
4779 COLLINS AVE APT #3208, MIAMI BEACH, FL 33140-3259
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2022
—
Pyramid Sawgrass LLC
—
Deed
related
$875,000 · Truist Bank
Nov 2, 2021
$13,468,000
Pyramid Sawgrass LLC
403 Sunrise Parkway LLC
Warranty 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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