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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Office buildings
45 Sheridan St Dania Beach, FL 33004-4352
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US19-0238923
Property summary
AI-generated overview
This exceptional Dania Beach property offers over 1200 square feet of Class A office space, perfect for up to nine employees. The single-tenant suite boasts four private offices, including a corner office with a private bathroom and shower. Most furniture is included. A large open area comfortably accommodates four to five support staff. Amenities include a conference room, kitchenette, an additional bathroom, and a back office. The building's excellent location in a high-traffic area provides easy access to downtown Fort Lauderdale and I-595. Rent includes electricity, water, parking, sanitation, and recycling. Internet and phone services are not included. The monthly rent is $4,000 with a two-year lease. A security deposit of $4,000, along with first and last month's rent, is due at lease signing. The property is zoned RM and has an APN of 514203070660. The lot size is not specified.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
CONCRETE
Total area
3,908 SF
Lot
0.39 ac (16,802 SF)
Zoning code
SFED-MU
APN
51-42-03-07-0660
UPID
US19-0238923
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
-
Congregation B'nai Yisrael Synagogue
-
Law Office Law Firm
-
Law Office of Carlos D. Cabrera, LLC Law Firm
-
Florida Advocates A Private Law Firm Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.70M
Comparable Approach
Comparable
$756k
Blend (final)
Blend
$1.26M
Owner & transaction history
Shaggy Dog Holdings LLC · 18 yrs held
Shaggy Dog Holdings LLC
since 2008
1 recorded transaction
Zoning & alternative use
SFED-MU · Dania Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+6.6%
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 Dania Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dania Beach 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%
$1,840,000
6.5%
$1,700,000
7%
$1,580,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,780,000
Current use
COMMERCIAL (GENERAL)
$1,895,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10%
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
$321 / 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
Assessed value
$998,240
Assessed 2023
Previous assessed
$906,790
+10.1% YoY
Assessed land
$201,620
Assessed improvement
$796,620
Land market value
$201,620
Improvement market value
$796,620
Total market value
$998,240
Applied tax rate
413.0000
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
1
Total area
3,908 SF
Lot
0.39 ac (16,802 SF)
Zoning code
SFED-MU
APN
51-42-03-07-0660
UPID
US19-0238923
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
SFED-MU · Dania Beach, FL
Zoning SFED-MU · permitted uses
SFED-MU · Dania Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dania Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.9M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1975
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Shaggy Dog Holdings LLC
Entity
Mailing address
PO BOX 216795, NORTH MIAMI, FL 33181
Ownership since
2008
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
Apr 8, 2008
$665,000
Shaggy Dog Holdings LLC
Blue Heron Holdings INC
Grant Deed
$500,000 · Blue Heron Holdings INC
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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