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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Commercial land
811 10th Ter Fort Lauderdale, FL 33315-1129
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-1014088
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1953
Construction
CONCRETE
Total area
1,738 SF
Lot
0.07 ac (3,125 SF)
Zoning code
RD-15
APN
50-42-09-15-0150
UPID
US18-1014088
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
-
First Impression Valet Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
1515 Seabreeze LLC · 3 yrs held
1515 Seabreeze LLC
since 2023
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
RD-15 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
C-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/Medium Density RCS-15 - Residential Single Family / Medium Density RD-10 - County RD-12.22 - Irregular Residential RD-15 - Residential Single Family and Duplex/Medium Density RDS-15 - Residential Single Family / Medium Density RM-10 - County RM-12.67 - Ir…
Zone name
Residential Single Family And Duplex And Medium Density
General category
RESIDENTIAL
Zone area
957.12 ac
Top alternative use upside
Auto repair, garage
$1.4M
+56.5%
Neighborhood: shopping center
$1.3M
+45.3%
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
$2,205,000
ML approach
$2,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,410,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,310,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±10% · vs last sale $1.95M (May 16 2023)
Last sale anchor
$1.95M
May 16 2023
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
$1,177 / 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
$1,280
Tax year 2023
Assessed value
$93,750
Assessed 2023
Previous assessed
$443,380
-78.9% YoY
Effective rate
1.37%
On assessed value
Assessed land
$93,750
Land market value
$93,750
Total market value
$93,750
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1953
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Bathrooms
1
Total area
1,738 SF
Lot
0.07 ac (3,125 SF)
Zoning code
RD-15
APN
50-42-09-15-0150
UPID
US18-1014088
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RD-15 · Fort Lauderdale, FLZoning RD-15 · permitted uses
RD-15 · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
C-WMU - Regional Activity Center - West Mixed Use District RC-15 - Residential Single Family and Cluster/Medium Density RCS-15 - Residential Single Family / Medium Density RD-10 - County RD-12.22 - Irregular Residential RD-15 - Residential Single Family and Duplex/Medium Density RDS-15 - Residential Single Family / Medium Density RM-10 - County RM-12.67 - Irregular Residential RM-15 - County RM-15 - Residential Multifamily Low Rise/Medium De
Zone name
Residential Single Family And Duplex And Medium Density
General category
RESIDENTIAL
Zone area
957.12 ac
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1953
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
1515 Seabreeze LLC
Entity
Mailing address
15 WORTH ST, YONKERS, NY 10701-5507
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
$1,950,000
1515 Seabreeze LLC
Vic Nic Developments LLC
Warranty Deed
—
Nov 19, 2021
$435,000
Vic Nie Developments LLC
Tanya M Cielo
Warranty Deed
—
Feb 13, 2001
$187,000
Tanya M Cielo
Mella,jack & Lisa
Grant Deed
$157,500 · Abn Amro Mortgage Group INC
—
—
Tanya M Cielo
—
Deed Of Trust
related
$25,000 · Eastern Financial FCU
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.
Try Rey
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