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Property profile & analytics
OFF-MARKET
Estimated value
$17,075,000
Warehouses
8321 Pnes Blvd Pembroke Pines, FL 33024-6607
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US18-3035596
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1989
Construction
CONCRETE
Total area
111,023 SF
Lot
4.75 ac (207,006 SF)
Zoning code
(C-1)
APN
51-41-16-01-0074
UPID
US18-3035596
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
by Request
CAP Approach
CAP
$17.54M
Comparable Approach
Comparable
$22.20M
Blend (final)
Blend
$17.08M
Owner & transaction history
Esp Holdco IV Fnw LLC
Esp Holdco IV Fnw LLC
since 2025
Last sale
$17.9M
3 recorded transactions
Zoning & alternative use
(C-1) · Pembroke Pines, FL
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 Pembroke Pines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pembroke Pines 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$18,995,000
6.5%
$17,535,000
7%
$16,280,000
Blend value · Realmo final
$17.08M
Range $15.37M – $18.78M · ±10% · vs last sale $17.86M (Nov 25 2025)
Last sale anchor
$17.86M
Nov 25 2025
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
$154 / 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
$233,472
Tax year 2023
Assessed value
$11,568,790
Assessed 2023
Previous assessed
$11,372,280
+1.7% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,898,080
Assessed improvement
$8,670,710
Land market value
$2,898,080
Improvement market value
$8,670,710
Total market value
$11,568,790
Applied tax rate
2,613.0000
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
1989
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
111,023 SF
Lot
4.75 ac (207,006 SF)
Zoning code
(C-1)
APN
51-41-16-01-0074
UPID
US18-3035596
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
(C-1) · Pembroke Pines, FLZoning (C-1) · permitted uses
(C-1) · Pembroke Pines, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
LDC Final Adopted 2 11 2026
Building & site characteristics
From public records
Year built
1989
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
4.75 ac
Current owner
From public records · entity-resolved
Esp Holdco IV Fnw LLC
Entity
Mailing address
2929 WALNUT ST STE #1520, PHILADELPHIA, PA 19104-5437
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
$17,859,900
Esp Holdco IV Fnw LLC
First Neck Pembroke Pines LLC
Special Warranty Deed
$86,700,000 · Goldman Sachs Bank USA
Sep 18, 2019
$12,975,000
First Neck Pembroke Pines LLC
Storage Pros Pembroke Pines
Trustees Deed
related
$11,800,000 · Citi R/e Fndg INC
Apr 29, 1999
$6,000,000
Pines Self Storage Assc INC
University Self Storage Assc
Grant Deed
—
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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