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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Warehouses
711 Himmarshee St Fort Lauderdale, FL 33312-1713
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3993557
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1949
Construction
CONCRETE
Total area
6,119 SF
Lot
0.31 ac (13,500 SF)
Zoning code
RAC-AS
APN
50-42-10-01-2560
UPID
US18-3993557
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
$965k
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
$731k
Blend (final)
Blend
$960k
Owner & transaction history
Vinizaa Holdings LLC · 3 yrs held
Vinizaa Holdings LLC
since 2022
Last sale
$875,000
2 recorded transactions
Zoning & alternative use
RAC-AS · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Fort Lauderdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Lauderdale 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
$1,195,000
ML approach
$965,000
CAP Approach
CAP Return
Estimation
6%
$1,210,000
6.5%
$1,115,000
7%
$1,035,000
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10% · vs last sale $875k (Aug 3 2022)
Last sale anchor
$875k
Aug 3 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
$157 / 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
$16,127
Tax year 2023
Assessed value
$795,310
Assessed 2023
Previous assessed
$612,130
+29.9% YoY
Effective rate
2.03%
On assessed value
Assessed land
$162,000
Assessed improvement
$633,310
Land market value
$162,000
Improvement market value
$633,310
Total market value
$795,310
Applied tax rate
312.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1949
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
6,119 SF
Lot
0.31 ac (13,500 SF)
Zoning code
RAC-AS
APN
50-42-10-01-2560
UPID
US18-3993557
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RAC-AS · Fort Lauderdale, FL
Zoning RAC-AS · permitted uses
RAC-AS · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Lauderdale. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1949
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Vinizaa Holdings LLC
Entity
Mailing address
3262 PIERCE ST, HOLLYWOOD, FL 33021-6134
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Aug 3, 2022
$875,000
Vinizaa Holdings LLC
P & L Leasing LLC
Warranty Deed
$819,500 · Truist Bank
Dec 13, 2017
—
P & E Leasing LLC
Clive,peter
Quit Claim Deed
related
—
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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