5500 21st Ter Fort Lauderdale, FL 33309-2717
Individually Owned
Free & Clear
Estimated value (blended)
$22.71M
Range $20.44M – $24.98M (±10%)
Property ID
US18-5587956
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Construction
CONCRETE
Total area
90,071 SF
Lot
16.95 ac (738,362 SF)
Zoning code
GAA
APN
49-42-09-29-0043
UPID
US18-5587956
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Freight Service Logistics Company
-
Freight Service Logistics Company
-
Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.02M
Comparable Approach
Comparable
$17.00M
Blend (final)
Blend
$22.71M
Owner & transaction history
Zoning & alternative use
GAA · Fort Lauderdale, FL
Zoning description
- Commerce Center District CF - Community Facility CF-H - Community Facility/House of Worship CF-HS - Community Facility/House of Worship and School CF-S - Community Facility/ School CR - Commercial Recreation District G…
General category
SPECIAL
Top alternative use upside
Retail stores
$34.2M
+18.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$22.71M
Value range
$20.44M – $24.98M
±10% around blend
Estimated value / SF
$252 / SF
Confidence
High
5 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
50
$20.44M
blend $22.71M
$24.98M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
90,071 SF
Lot area
16.95 ac
Year built
1979
Stories
1
APN
49-42-09-29-0043
Assessed value
$21,642,380
3
Income approach: direct capitalization
Partial preview
Income approach indication
$23.02M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$24.94M
@ 6.5% CAP return
$23.02M
@ 7% CAP return
$21.38M
4
Sales comparison
Partial preview
Sales approach indication
$16.91M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.5 mi away · 111,764 SF
11.3 mi away · 67,767 SF
13.7 mi away · 111,023 SF
21.7 mi away · 101,328 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.71M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 90 sales
$320
-21%
Submarket 671 sales
$348
-28%
County 1610 sales
$325
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $252/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+19%
vs current-use indication
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$21.64M
Move the market yield to see immediate price impact.
Value / SF
$240
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.36M
$27.27M
$19.48M
$15.15M
$1.51M
$30.30M
$21.64M
$16.83M
$1.67M
$33.33M
$23.81M
$18.52M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$21.19M
9.3 mi · Nov 2025 · $270/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$21,642,380
Assessed 2023
Previous assessed
$21,644,430
0.0% YoY
Assessed land
$5,906,900
Assessed improvement
$15,735,480
Land market value
$5,906,900
Improvement market value
$15,735,480
Total market value
$21,642,380
Applied tax rate
312.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Total area
90,071 SF
Lot
16.95 ac (738,362 SF)
Zoning code
GAA
APN
49-42-09-29-0043
UPID
US18-5587956
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
GAA · Fort Lauderdale, FLZoning GAA · permitted uses
GAA · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
- Commerce Center District CF - Community Facility CF-H - Community Facility/House of Worship CF-HS - Community Facility/House of Worship and School CF-S - Community Facility/ School CR - Commercial Recreation District G…
General category
SPECIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Lot
16.95 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
GAA
SPECIAL
Jurisdiction
Fort Lauderdale, FL
Recorded code
GAA
Official district
GAA
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GAA in Fort Lauderdale, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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