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Property profile & analytics
OFF-MARKET
Estimated value
$7,985,000
Refrigerated & Cold Storage
4351 12th Ter, Oakland Park, FL 33334-4724
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US18-0099430
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1967
Construction
CONCRETE
Total area
31,747 SF
Lot
1.9 ac (82,733 SF)
Zoning code
B-3
APN
49-42-23-00-0104
UPID
US18-0099430
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
$9.13M
CAP Approach
CAP
$8.12M
Comparable Approach
Comparable
$7.18M
Blend (final)
Blend
$7.99M
Owner & transaction history
Gastronomy Partners LLC
Gastronomy Partners LLC
since 2026
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
B-3 · Oakland Park, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$12.5M
+7.3%
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 Oakland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland Park 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
$9,475,000
ML approach
$9,130,000
CAP Approach
CAP Return
Estimation
6%
$8,790,000
6.5%
$8,115,000
7%
$7,535,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$11,690,000
Current use
RETAIL STORES
$12,540,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$7.99M
Range $7.19M – $8.78M · ±10% · vs last sale $7.00M (Jan 5 2026)
Last sale anchor
$7.00M
Jan 5 2026
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
$252 / 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
$139,241
Tax year 2023
Assessed value
$6,312,910
Assessed 2023
Previous assessed
$4,947,700
+27.6% YoY
Effective rate
2.21%
On assessed value
Assessed land
$910,070
Assessed improvement
$5,402,840
Land market value
$910,070
Improvement market value
$5,402,840
Total market value
$6,312,910
Applied tax rate
1,712.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1967
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
31,747 SF
Lot
1.9 ac (82,733 SF)
Zoning code
B-3
APN
49-42-23-00-0104
UPID
US18-0099430
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-3 · Oakland Park, FL
Zoning B-3 · permitted uses
B-3 · Oakland Park, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oakland Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.7M
RETAIL STORES
Est. value
$12.5M
WAREHOUSE, STORAGE Current
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
1967
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.9 ac
Current owner
From public records · entity-resolved
Gastronomy Partners LLC
Entity
Mailing address
820 NE 5TH TER, FORT LAUDERDALE, FL 33304-2701
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2026
$7,000,000
Gastronomy Partners LLC
Acs 4351 LLC
Warranty Deed
$4,550,000 · Acs 4351 LLC
Mar 30, 2022
—
Acs 4351 LLC
—
Deed
related
$5,550,000 · Bank Of America NA
Jan 12, 2022
$7,275,000
Acs 4351 LLC
Sea Owl LLC
Warranty Deed
—
Dec 18, 2017
—
Florida Limiterd Liability
—
Deed
related
$250,000 · American Nation Bank
Dec 5, 2017
—
Sea Owl LLC
Mccauley,hugh H
Grant Deed
related
—
Jan 12, 2012
—
Mccauley,hugh H
Mclennen,jacquelyn H
Grant Deed
related
—
Jan 25, 2005
$2,200,000
Hugh H Mccauley
Silva,anthony
Warranty Deed
—
Jan 14, 2005
—
Record Owner
Owner,record
Quit Claim Deed
related
—
Feb 12, 2002
$1,325,000
Anthony Silva
Nanoia,maurice
Grant Deed
$1,025,000 · Maurice Nanoia
—
—
Gourmet To Go INC
—
Deed Of Trust
related
$1,250,000 · Stonegate Bank
—
—
Hugh Mcclennen
—
Deed Of Trust
related
$616,466 · Everbank
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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