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Property profile & analytics
OFF-MARKET
Estimated value
$12,415,000
Retail space
4101 State Rd 7th 4199 Lauderdale Lakes, FL 33319-4826
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-4168153
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1977
Construction
CONCRETE
Total area
28,490 SF
Lot
3.61 ac (157,089 SF)
Zoning code
B-2
APN
49-41-24-00-0025
UPID
US18-4168153
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
$9.03M
CAP Approach
CAP
$7.81M
Comparable Approach
Comparable
$12.25M
Blend (final)
Blend
$12.42M
Owner & transaction history
Lakes Shoppes LLC · 3 yrs held
Lakes Shoppes LLC
since 2023
Last sale
$14.0M
3 recorded transactions
Zoning & alternative use
B-2 · Lauderdale Lakes, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended primarily to provide for general commercial activity for a wide range of goods and services to the entire community and sub region. Such businesses generally require locations convenient for both vehicular and pedestrian traffic and would be expected to have orientation toward and direct access to arterial roadways
Zone name
Community Business
General category
COMMERCIAL
Zone area
105.96 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$14.8M
+36.5%
Industrial (general)
$13.4M
+23.9%
Medical building
$13.3M
+22.8%
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
$12,790,000
ML approach
$9,030,000
CAP Approach
CAP Return
Estimation
6%
$8,460,000
6.5%
$7,810,000
7%
$7,250,000
Alternative Use
Use
Estimation
RETAIL STORES
$10,810,000
Current use
COMMERCIAL (GENERAL)
$14,755,000
Change: +37% · Conversion: Easy
INDUSTRIAL (GENERAL)
$13,385,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$13,275,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$12.42M
Range $11.17M – $13.66M · ±10% · vs last sale $14.00M (Apr 25 2023)
Last sale anchor
$14.00M
Apr 25 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
$436 / 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
$118,628
Tax year 2023
Assessed value
$4,386,130
Assessed 2023
Previous assessed
$3,527,700
+24.3% YoY
Effective rate
2.70%
On assessed value
Assessed land
$1,295,980
Assessed improvement
$3,090,150
Land market value
$1,295,980
Improvement market value
$3,090,150
Total market value
$4,386,130
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
1977
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Total area
28,490 SF
Lot
3.61 ac (157,089 SF)
Zoning code
B-2
APN
49-41-24-00-0025
UPID
US18-4168153
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Lauderdale Lakes, FLZoning B-2 · permitted uses
B-2 · Lauderdale Lakes, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended primarily to provide for general commercial activity for a wide range of goods and services to the entire community and sub region. Such businesses generally require locations convenient for both vehicular and pedestrian traffic and would be expected to have orientation toward and direct access to arterial roadways
Zone name
Community Business
General category
COMMERCIAL
Zone area
105.96 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$10.8M
COMMERCIAL (GENERAL)
Est. value
$14.8M
INDUSTRIAL (GENERAL)
Est. value
$13.4M
MEDICAL BUILDING
Est. value
$13.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
MEDICAL 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
1977
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
3.61 ac
Current owner
From public records · entity-resolved
Lakes Shoppes LLC
Entity
Free & Clear · 3 yrs held
Mailing address
4000 HOLLYWOOD BLVD STE 765S, HOLLYWOOD, FL 33021-6771
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2023
—
Lakes Shoppes LLC
Oakland Commerctal Properties Ltd L
Correction Deed
related
—
Apr 12, 2023
—
Lakes Center LLC
Oakland Commercial Properties Ltd
Correction Deed
related
—
Dec 19, 2022
$14,000,000
Lakes Shoppes LLC
Oakland Commercial Properties Ltd L
Special Warranty Deed
$15,000,000 · Vast Bank 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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