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Property profile & analytics
OFF-MARKET
Estimated value
$5,630,000
Office buildings
866 20th Ave Fort Lauderdale, FL 33304-3036
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-5596105
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1999
Construction
CONCRETE
Total area
7,896 SF
Lot
0.32 ac (13,741 SF)
Zoning code
RO
APN
50-42-01-17-0080
UPID
US18-5596105
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
-
Thomas Homes Construction Company General Contractor
-
Worth Avenue Yachts - Fort Lauderdale (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
$7.45M
Blend (final)
Blend
$5.63M
Owner & transaction history
Worth 866 LLC · 7 yrs held
Worth 866 LLC
since 2018
3 recorded transactions
Zoning & alternative use
RO · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.7M
+39.6%
Auto repair, garage
$6.4M
+32.5%
Commercial (general)
$6.3M
+29.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,035,000
6.5%
$3,720,000
7%
$3,455,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,830,000
Current use
RESTAURANT
$6,745,000
Change: +40% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,400,000
Change: +33% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,260,000
Change: +30% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,940,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,060,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$4,465,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$5.63M
Range $5.07M – $6.19M · ±10%
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
$713 / 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
$78,156
Tax year 2023
Assessed value
$3,950,940
Assessed 2023
Previous assessed
$3,950,940
+0.0% YoY
Effective rate
1.98%
On assessed value
Assessed land
$825,420
Assessed improvement
$3,125,520
Land market value
$825,420
Improvement market value
$3,125,520
Total market value
$3,950,940
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 (MULTI-STORY)
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
7,896 SF
Lot
0.32 ac (13,741 SF)
Zoning code
RO
APN
50-42-01-17-0080
UPID
US18-5596105
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
$4.8M
RESTAURANT
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
WAREHOUSE, STORAGE
Est. value
$5.1M
RETAIL STORES
Est. value
$4.5M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Worth 866 LLC
Entity
Mailing address
2832 NE 25TH CT, FORT LAUDERDALE, FL 33305-1713
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Oct 5, 2018
$3,600,000
Worth 866 LLC
Winners Choice LLC
Warranty Deed
$2,880,000 · Regions Bk
May 6, 2003
$450,000
Winners Choice INC
Wood,marcia D
Grant Deed
—
May 30, 1997
$450,000
Winners Choice INC
Wood,william A & Marcia D
Grant Deed
$450,000 · Seller
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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