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Property profile & analytics
OFF-MARKET
Estimated value
$6,640,000
Retail residential properties
407 Andrews Ave Fort Lauderdale, FL 33301-3213
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-5149531
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1958
Construction
CONCRETE
Total area
4,868 SF
Lot
0.26 ac (11,250 SF)
Zoning code
RAC-UV
APN
50-42-03-02-1530
UPID
US18-5149531
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
Current use
Occupant on record · Public records
-
Boyd’s Bait and Tackle (Bike/Boat/Book/etc) Store
-
Bill Boyds Tackle and Gun Shop Training Center
-
Test Tent Downtown FTL Medical Clinic
-
Big T Firearm Tactics Training Center Vocational School
-
A A Lock & Gun Shop Gun Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.38M
Blend (final)
Blend
$6.64M
Owner & transaction history
Mv 407 N Andrews LLC · 3 yrs held
Mv 407 N Andrews LLC
since 2022
Last sale
$6.4M
1 recorded transaction
Zoning & alternative use
RAC-UV · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
stricts RAC-CC - City Center District RAC-EMU - Regional Activity Center - East Mixed Use District RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District RAC-UV - Urban Village Districts RAC-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/…
Zone name
Regional Activity Center Urban Village Districts
General category
CIVIC_INSTITUTIONAL
Zone area
126.57 ac
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 Fort Lauderdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Lauderdale 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
$6,640,000
ML approach
$6,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,755,000
Current use
OFFICE BUILDING
$4,270,000
Change: -10% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,945,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$6.64M
Range $5.98M – $7.30M · ±10% · vs last sale $6.40M (Sep 26 2022)
Last sale anchor
$6.40M
Sep 26 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
$1,364 / 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
$37,830
Tax year 2023
Assessed value
$2,229,530
Assessed 2023
Previous assessed
$2,229,530
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,012,500
Assessed improvement
$1,217,030
Land market value
$1,012,500
Improvement market value
$1,217,030
Total market value
$2,229,530
Applied tax rate
9,312.0000
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1958
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
4,868 SF
Lot
0.26 ac (11,250 SF)
Zoning code
RAC-UV
APN
50-42-03-02-1530
UPID
US18-5149531
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RAC-UV · Fort Lauderdale, FLZoning RAC-UV · permitted uses
RAC-UV · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
stricts RAC-CC - City Center District RAC-EMU - Regional Activity Center - East Mixed Use District RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District RAC-UV - Urban Village Districts RAC-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/Medium Density RCS-15 - Residential Single Family / Medium Density RD-10 - County RD-1
Zone name
Regional Activity Center Urban Village Districts
General category
CIVIC_INSTITUTIONAL
Zone area
126.57 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.9M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1958
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
Mv 407 N Andrews LLC
Entity
Mailing address
17 NE 4TH ST, FORT LAUDERDALE, FL 33301-3237
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
$6,400,000
Mv 407 N Andrews LLC
Broward Station Andrews LLC
Warranty Deed
$5,600,000 · Bank Of America NA
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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