643 N Andrews Ave Fort Lauderdale, FL 33311
Retail space
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Entity Owned
12-yr Hold
~
Est. High Equity
For Lease
1 / 31
$34 SF/Yr
643 N Andrews Ave, Fort Lauderdale, FL 33311
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Estimated value (blended)
$305k
Range $275k – $336k (±10%)
Property ID
US18-2653905
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
CONCRETE
Total area
1,800 SF
Lot
0.1 ac (4,298 SF)
Zoning code
RAC-UV
APN
50-42-03-09-0020
UPID
US18-2653905
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
-
Real Estate Agency
-
HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$305k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$305k
Owner & transaction history
since 2014
1 recorded transaction
Zoning & alternative use
RAC-UV · Fort Lauderdale, FL
Zoning description
stricts RAC-CC - City Center District RAC-EMU - Regional Activity Center - East Mixed Use District RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District…
General category
CIVIC_INSTITUTIONAL
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$305k
Value range
$275k – $336k
±10% around blend
Estimated value / SF
$169 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$275k
blend $305k
$336k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,800 SF
Lot area
0.1 ac
Year built
1961
Stories
1
APN
50-42-03-09-0020
Assessed value
$449,610
Annual tax
$8,910
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,910
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$576k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 1,984 SF
2.3 mi away · 1,835 SF
3.3 mi away · 1,949 SF
4.4 mi away · 2,125 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$305k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 32 sales
$251
-33%
Submarket 291 sales
$379
-55%
County 589 sales
$350
-52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $169/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
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
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
152,088.24%
Selected cap rate for this retail space
Derived from the Fort Lauderdale market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$52k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$33
Move the market yield to see immediate price impact.
Value / SF
$0
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
152,087.74%152,088.24%152,088.74%
$47k
$30
$30
$30
$52k
$34
$33
$33
$57k
$37
$37
$37
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$610k
1.4 mi · Mar 2026 · $297/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,910
Tax year 2023
Assessed value
$449,610
Assessed 2023
Previous assessed
$378,040
+18.9% YoY
Effective rate
1.98%
On assessed value
Assessed land
$103,150
Assessed improvement
$346,460
Land market value
$103,150
Improvement market value
$346,460
Total market value
$449,610
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1961
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
1,800 SF
Lot
0.1 ac (4,298 SF)
Zoning code
RAC-UV
APN
50-42-03-09-0020
UPID
US18-2653905
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RAC-UV · Fort Lauderdale, FLZoning RAC-UV · permitted uses
RAC-UV · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
stricts RAC-CC - City Center District RAC-EMU - Regional Activity Center - East Mixed Use District RAC-RPO - Residential and Professional Office District RAC-SMU - Regional Activity Center - Southwest Mixed Use District…
General category
CIVIC_INSTITUTIONAL
Building & site characteristics
From public records
Year built
1961
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.1 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
RAC-UV
CIVIC_INSTITUTIONAL
Jurisdiction
Fort Lauderdale, FL
Recorded code
RAC-UV
Official district
RAC-UV
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RAC-UV 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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