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Property profile & analytics
OFF-MARKET
Estimated value
$2,710,000
Retail space
714 13th St Fort Lauderdale, FL 33304-2044
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-3535854
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
CONCRETE
Total area
5,250 SF
Lot
0.26 ac (11,487 SF)
Zoning code
CB
APN
49-42-34-03-1130
UPID
US18-3535854
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
-
Cloud Ten Venue Hotel & Motel Resort
-
Weston Legal, PLLC Law Firm Financial Advisor
-
Voguish Heating & Air Conditioning HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.73M
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$2.71M
Owner & transaction history
714 Ne 13th LLC · 5 yrs held
714 Ne 13th LLC
since 2021
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
CB · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
istricts ABA - A-1A Beachfront Area District AIP - Airport Industrial Park District B-1 - Boulevard Business B-2 - County B-2 - General Business B-3 - County B-3 - Heavy Commercial/Light Industrial Business C-1 - County CB - Commercial Business CC - Commerce Center District CF - Community Facility CF-H - Community Facility/House of Worship CF-HS - Community…
Zone name
Commercial Business
General category
COMMERCIAL
Zone area
406.60 ac
Top alternative use upside
Warehouse, storage
$3.4M
+13.3%
Office building
$3.2M
+8.2%
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
$2,710,000
ML approach
$2,730,000
CAP Approach
CAP Return
Estimation
6%
$1,560,000
6.5%
$1,440,000
7%
$1,335,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,970,000
Current use
WAREHOUSE, STORAGE
$3,365,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$3,210,000
Change: +8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,465,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.44M – $2.98M · ±10% · vs last sale $1.97M (Feb 5 2021)
Last sale anchor
$1.97M
Feb 5 2021
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
$516 / 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
$22,486
Tax year 2023
Assessed value
$1,040,440
Assessed 2023
Previous assessed
$897,100
+16.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$140,720
Assessed improvement
$899,720
Land market value
$140,720
Improvement market value
$899,720
Total market value
$1,040,440
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,250 SF
Lot
0.26 ac (11,487 SF)
Zoning code
CB
APN
49-42-34-03-1130
UPID
US18-3535854
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
CB · Fort Lauderdale, FLZoning CB · permitted uses
CB · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
istricts ABA - A-1A Beachfront Area District AIP - Airport Industrial Park District B-1 - Boulevard Business B-2 - County B-2 - General Business B-3 - County B-3 - Heavy Commercial/Light Industrial Business C-1 - County CB - Commercial Business CC - 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 - Commer
Zone name
Commercial Business
General category
COMMERCIAL
Zone area
406.60 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES Current
WAREHOUSE, STORAGE
OFFICE BUILDING
INDUSTRIAL (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
1973
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
714 Ne 13th LLC
Entity
Mailing address
614 MULBERRY LN, BELLAIRE, TX 77401-3804
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2021
$1,972,500
714 Ne 13th LLC
700 13th LLC
Warranty Deed
$1,380,750 · Bokf NA
Aug 17, 2018
$1,475,000
700 13th LLC
Kcph Holdings LLC
Warranty Deed
—
Jun 29, 2016
$1,000,000
Kcph Holdings LLC
Hn Norwell LLC
Grant Deed
related
$900,000 · Hn Norwell LLC
Oct 4, 2012
—
Hn Norwell LLC
Norwell,henry A
Quit Claim Deed
related
—
—
—
Kcph Holdings LLC
—
Deed Of Trust
related
$101,300 · Us Small Busn Admn
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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