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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Office buildings
831 20th Ave Fort Lauderdale, FL 33304-3035
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US19-0625735
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
CONCRETE
Total area
1,817 SF
Lot
0.15 ac (6,359 SF)
Zoning code
RO
APN
50-42-01-21-0060
UPID
US19-0625735
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
-
Southern Waters Capital Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$870k
CAP Approach
CAP
$855k
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$780k
Owner & transaction history
Tortuga Office Holdings LLC · 5 yrs held
Tortuga Office Holdings LLC
since 2020
Last sale
$525,000
4 recorded transactions
Zoning & alternative use
RO · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.2M
+4.8%
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
$825,000
ML approach
$870,000
CAP Approach
CAP Return
Estimation
6%
$930,000
6.5%
$855,000
7%
$795,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,110,000
Current use
WAREHOUSE, STORAGE
$1,165,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$1,030,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $525k (Dec 1 2020)
Last sale anchor
$525k
Dec 1 2020
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
$429 / 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
$10,814
Tax year 2023
Assessed value
$522,600
Assessed 2023
Previous assessed
$499,930
+4.5% YoY
Effective rate
2.07%
On assessed value
Assessed land
$127,180
Assessed improvement
$395,420
Land market value
$127,180
Improvement market value
$395,420
Total market value
$522,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
1,817 SF
Lot
0.15 ac (6,359 SF)
Zoning code
RO
APN
50-42-01-21-0060
UPID
US19-0625735
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
RO · Fort Lauderdale, FL
Zoning RO · permitted uses
RO · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1959
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Tortuga Office Holdings LLC
Entity
Mailing address
831 NE 20TH AVE, FORT LAUDERDALE, FL 33304-3035
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Jul 1, 2025
—
Tortuga Office Holdings LLC
—
Deed
related
$2,060,000 · Fairwinds Cu
Dec 1, 2020
$494,286
Tortuga Office Holdings LLC
831 Haven INC
Warranty Deed
related
$480,000 · Pacific Nat'l Bk
Apr 9, 2007
$525,000
831 Haven INC
Russell M Kimbrell
Warranty Deed
$446,250 · Bank Of Florida Southeast
Jun 1, 2000
$178,000
Russell M Kimbrell
Jones,bowan
Grant Deed
$142,400 · Ctx Mortgage Co
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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