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Property profile & analytics
OFF-MARKET
Estimated value
$3,435,000
Investment properties
928-934 20th Ave Fort Lauderdale, FL 33304
Entity Owned
4-yr Hold
Property ID
US18-4654434
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1951
Construction
CONCRETE
Total area
5,190 SF
Lot
0.16 ac (6,904 SF)
Zoning code
B-1
APN
50-42-01-17-0040
UPID
US18-4654434
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
$3.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$3.44M
Owner & transaction history
Villa Victoria LLC · 4 yrs held
Villa Victoria LLC
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
B-1 · Fort Lauderdale, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ize - Frontage Length - Living Units - Lot Type Block Corner Flag Internal Locked Multiple Through ZONING fake-general-subgroup Zoning Districts ABA - A-1A Beachfront Area District AIP - Airport Industrial Park District B-1 - Boulevard Business B-2 - County B-2 - General Business B-3 - County B-3 - Heavy Commercial/Light Industrial Business C-1 - County CB -…
Zone name
Boulevard Business
General category
COMMERCIAL
Zone area
1,236.99 ac
Top alternative use upside
Restaurant
$4.4M
+7.7%
Auto repair, garage
$4.2M
+2.2%
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
$3,435,000
ML approach
$3,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,115,000
Current use
RESTAURANT
$4,435,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,205,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,905,000
Change: -5% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,325,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.44M
Range $3.09M – $3.78M · ±10% · vs last sale $2.50M (Sep 10 2021)
Last sale anchor
$2.50M
Sep 10 2021
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
$662 / 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
$45,001
Tax year 2023
Assessed value
$2,248,810
Assessed 2023
Previous assessed
$2,232,200
+0.7% YoY
Effective rate
2.00%
On assessed value
Assessed land
$414,720
Assessed improvement
$1,834,090
Land market value
$414,720
Improvement market value
$1,834,090
Total market value
$2,248,810
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1951
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
5,190 SF
Lot
0.16 ac (6,904 SF)
Zoning code
B-1
APN
50-42-01-17-0040
UPID
US18-4654434
Jurisdiction
BROWARD
Metro division
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL METROPOLITAN DIVISION
Zoning & alternative use
B-1 · Fort Lauderdale, FLZoning B-1 · permitted uses
B-1 · Fort Lauderdale, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ize - Frontage Length - Living Units - Lot Type Block Corner Flag Internal Locked Multiple Through ZONING fake-general-subgroup Zoning Districts ABA - A-1A Beachfront Area District AIP - Airport Industrial Park District B-1 - Boulevard Business B-2 - County B-2 - General Business B-3 - County B-3 - Heavy Commercial/Light Industrial Business C-1 - County CB - Commercial Business CC - Commerce Center District CF - Community Facility CF-H - C
Zone name
Boulevard Business
General category
COMMERCIAL
Zone area
1,236.99 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.1M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
WAREHOUSE, STORAGE
Est. value
$3.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1951
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Villa Victoria LLC
Entity
Mailing address
300 SE 5TH AVE APT #4100, BOCA RATON, FL 33432-5061
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2021
$2,500,000
Villa Victoria LLC
Bocean LLC
Warranty Deed
—
Jun 17, 2020
—
Bocean LLC
—
Deed
related
$300,000 · Brightstar Cu
Jan 2, 2020
—
Bocean LLC
—
Deed
related
$1,220,000 · Brightstar Cu
Nov 21, 2017
$1,650,000
Bocean LLC
Ne 20th Ave Properties LLC
Warranty Deed
$950,000 · Ne 20th Ave Properties LLC
Mar 30, 2005
—
Ne 20th Ave Properties LLC
Naylor,jonathan
Quit Claim Deed
related
—
Jul 31, 2001
$550,000
Jonathan Naylor
Davanzo,robert
Grant Deed
$375,000 · Sound Mortgage INC
—
—
Ne 20th Ave Properties LLC
—
Deed Of Trust
related
$466,000 · Security Bank
—
—
Bocean LLC
—
Deed Of Trust
related
$1,220,000 · Brightstar Cu
—
—
Bocean LLC
—
Deed Of Trust
related
$300,000 · Brightstar Cu
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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