Entity Owned 
For Sale
1 / 7
$11,230,000
7951 Riviera Blvd,Unit 311, Miramar, FL 33023
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2014
Construction
CONCRETE
Total area
32,083 SF
Lot
1.83 ac (79,811 SF)
Zoning code
PID
APN
51-41-27-14-0111
UPID
US18-6038383
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
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Tutoring Service Training Center
-
Consultant
-
Marketing & Advertising IT Consulting Firm
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.99M
CAP Approach
CAP
$10.17M
Comparable Approach
Comparable
$6.41M
Blend (final)
Blend
$11.23M
Owner & transaction history
since 2021
Last sale
$8.8M
5 recorded transactions
Zoning & alternative use
PID · Miramar, FL
Zoning description
This district is intended to provide a protective zone for campus-like environments that will encourage the development of nonpolluting light industry and compatible uses which support the economic base of the city.
General category
INDUSTRIAL
Top alternative use upside
Medical building
$11.3M
+16.3%
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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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 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$11.23M
Value range
$10.11M – $12.35M
±10% around blend
Estimated value / SF
$350 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$10.11M
blend $11.23M
$12.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
32,083 SF
Lot area
1.83 ac
Year built
2014
Stories
4
APN
51-41-27-14-0111
Zoning
PID
Assessed value
$4,218,620
Annual tax
$105,383
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.17M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.01M
@ 6.5% CAP return
$10.17M
@ 7% CAP return
$9.44M
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
$105,383
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.20M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.3 mi away · 24,982 SF
10.3 mi away · 35,477 SF
16.9 mi away · 33,974 SF
24.2 mi away · 25,642 SF
24.3 mi away · 25,135 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.23M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$302
+16%
Submarket 288 sales
$454
-23%
County 1253 sales
$455
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $350/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+16%
vs current-use indication
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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 · 6 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
5.90%
Selected cap rate for this office buildings
Derived from the Miramar market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$12k *
Last sale · Mar 2021
$8.80M
* 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$201k
Move the market yield to see immediate price impact.
Value / SF
$6
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
5.40%5.90%6.40%
$11k
$197k
$181k
$167k
$12k
$219k
$201k
$185k
$13k
$241k
$221k
$204k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$6.50M
4.1 mi · Dec 2025 · $202/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$105,383
Tax year 2023
Assessed value
$4,218,620
Assessed 2023
Previous assessed
$4,218,620
+0.0% YoY
Effective rate
2.50%
On assessed value
Assessed land
$678,390
Assessed improvement
$3,540,230
Land market value
$678,390
Improvement market value
$3,540,230
Total market value
$4,218,620
Applied tax rate
2,713.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
2014
Construction
CONCRETE
Heating
NONE
Stories
4
Total area
32,083 SF
Lot
1.83 ac (79,811 SF)
Zoning code
PID
APN
51-41-27-14-0111
UPID
US18-6038383
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
PID · Miramar, FLZoning PID · permitted uses
PID · Miramar, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district is intended to provide a protective zone for campus-like environments that will encourage the development of nonpolluting light industry and compatible uses which support the economic base of the city.
General category
INDUSTRIAL
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
2014
Construction
CONCRETE
Heating
NONE
Stories
4
Lot
1.83 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
PID
INDUSTRIAL
Jurisdiction
Miramar, FL
Recorded code
PID
Official district
PID
Official district profile
What the municipal code says about PID
Zoning description
This district is intended to provide a protective zone for campus-like environments that will encourage the development of nonpolluting light industry and compatible uses which support the economic base of the city.
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PID in Miramar, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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