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Property profile & analytics
FOR LEASE
Office buildings
470-480 S Andrews Ave Pompano Beach, FL 33069
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-2676525
For Lease
1 / 2
$18 SF/Yr
470-480 S Andrews Ave, Pompano Beach, FL 33069
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
CONCRETE
Total area
10,154 SF
Lot
1.45 ac (62,967 SF)
Zoning code
I-1
APN
49-42-02-46-0020
UPID
US18-2676525
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
$2.52M
CAP Approach
CAP
$3.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.90M
Owner & transaction history
Andrews Plaza LLC · 3 yrs held
Andrews Plaza LLC
since 2022
Last sale
$2.9M
2 recorded transactions
Zoning & alternative use
I-1 · Pompano Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.6M
+13.8%
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 Pompano Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pompano 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
$2,115,000
ML approach
$2,520,000
CAP Approach
CAP Return
Estimation
6%
$3,565,000
6.5%
$3,290,000
7%
$3,055,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,040,000
Current use
INDUSTRIAL (GENERAL)
$4,595,000
Change: +14% · Conversion: Difficult
MEDICAL BUILDING
$3,565,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.90M (Oct 4 2022)
Last sale anchor
$2.90M
Oct 4 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
$286 / 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
$63,885
Tax year 2023
Assessed value
$2,608,460
Assessed 2023
Previous assessed
$2,226,640
+17.1% YoY
Effective rate
2.45%
On assessed value
Assessed land
$503,740
Assessed improvement
$2,104,720
Land market value
$503,740
Improvement market value
$2,104,720
Total market value
$2,608,460
Applied tax rate
1,512.0000
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
For Lease
Year built
2001
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
10,154 SF
Lot
1.45 ac (62,967 SF)
Zoning code
I-1
APN
49-42-02-46-0020
UPID
US18-2676525
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Pompano Beach, FL
Zoning I-1 · permitted uses
I-1 · Pompano Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pompano Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$3.6M
OFFICE BUILDING Current
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
2001
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.45 ac
Current owner
From public records · entity-resolved
Andrews Plaza LLC
Entity
Mailing address
3101 N FEDERAL HWY STE #400, OAKLAND PARK, FL 33306-1088
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2022
$2,900,000
Andrews Plaza LLC
Atlantic Inst Of Oriental Medicine
Warranty Deed
—
Jun 29, 2021
$2,275,000
Atlantic Inst Of Oriental Medicine
Linktech Builders LLC
Warranty Deed
$1,600,000 · South State Bank National Associati
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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