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Property profile & analytics
OFF-MARKET
Estimated value
$2,700,000
Office buildings
4400 Federal Hwy Lighthouse Point, FL 33064-6507
Individually Owned
Free & Clear
Property ID
US18-1651582
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
CONCRETE
Total area
9,879 SF
Lot
0.57 ac (24,834 SF)
Zoning code
B-3A
APN
48-43-18-00-0282
UPID
US18-1651582
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
$3.20M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$2.70M
Owner & transaction history
Jorge A Alvarez
Jorge A Alvarez
since 2025
Last sale
$2.4M
6 recorded transactions
Zoning & alternative use
B-3A · Lighthouse Point, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+5.8%
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 Lighthouse Point submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lighthouse Point 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%
$3,465,000
6.5%
$3,200,000
7%
$2,970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,275,000
Current use
MEDICAL BUILDING
$3,465,000
Change: +6% · Conversion: Easy
WAREHOUSE, STORAGE
$3,050,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$2.70M
Range $2.43M – $2.97M · ±10% · vs last sale $2.40M (May 1 2025)
Last sale anchor
$2.40M
May 1 2025
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
$273 / 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
$36,422
Tax year 2023
Assessed value
$1,985,950
Assessed 2023
Previous assessed
$1,985,950
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$496,680
Assessed improvement
$1,489,270
Land market value
$496,680
Improvement market value
$1,489,270
Total market value
$1,985,950
Applied tax rate
1,411.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1961
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
9,879 SF
Lot
0.57 ac (24,834 SF)
Zoning code
B-3A
APN
48-43-18-00-0282
UPID
US18-1651582
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-3A · Lighthouse Point, FL
Zoning B-3A · permitted uses
B-3A · Lighthouse Point, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lighthouse Point. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.1M
OFFICE BUILDING Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1961
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Jorge A Alvarez
Individual
Free & Clear · 0 yrs held
Mailing address
4400 N FEDERAL HWY, LIGHTHOUSE POINT, FL 33064-6507
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2025
$2,400,000
Jorge A Alvarez
Arshad Hussain
Warranty Deed
—
Jan 13, 2020
—
4400 North Fed Hwy LLC
—
Deed
related
$1,700,000 · Bankunited NA
Dec 1, 2004
$1,750,000
4400 North Fed Hwy LLC
Eslo Industries INC
Warranty Deed
$1,400,000 · Wachovia Bank NA
Feb 1, 2001
$1,450,000
Eslo Industries INC
Larry D Glassman Trustee
Grant Deed
—
—
—
4400 North Fed Hwy LLC
—
Loan Modification
related
$1,700,000 · Bankunited NA
—
—
4400 North Fed Hwy LLC
—
Deed Of Trust
related
$1,188,821 · Bankunited Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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