Climate-Controlled Industrial Flex
For Sale
$1,098,000
102-2800 W State Road 84, Fort Lauderdale, FL 33315
100% climate-controlled warehouse and integrated showroom-grade office make this flex unit well-suited for light production and service users.
Property Size2,615 SF
Price / SF$419.89
Days on Market66
Property Features for 102-2800 W State Road 84
General Information
Standard status
Active
Size
2,615 SF
Total Parking Spaces
8
Additional Details
Highway Access
Yes
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$15,486
Listing Agency:
SF Realty Advisors, LLC.
(786) 227-2794
Listed By:
Alejo Miguel Aguirre Saravia · License #3428691
(786) 227-2794
Source:
Exprealty
Added: Jun 9
Changed: Aug 11
Last Checked: Aug 12 at 2:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SF Realty Advisors, LLC.
Investment Insights
Based on property information with market context.
Industrial flex unit with 100% climate-controlled warehouse space in a highly functional open layout. Unit 102 includes a modern industrial finish, epoxy-coated concrete floors, LED lighting, impact windows, and a 12-foot roll-up door for direct warehouse access. The floor plan also features an integrated office section with a kitchenette and two ADA-compliant restrooms, balancing production and client-facing space.
The unit benefits from both pedestrian entry and warehouse access, supporting flexible daily operations. Approximately 8 assigned parking spaces are included, and the property provides immediate access to major highways in central Broward County.
This configuration is practical for a range of owner-users and tenant types that need controlled warehouse conditions alongside dedicated office and restrooms. The combination of a showroom-quality finish, climate control, and roll-up door supports uses such as distribution, e-commerce, contractors, showroom operations, creative studios, marine services, and light production, subject to applicable zoning and use requirements.
The unit benefits from both pedestrian entry and warehouse access, supporting flexible daily operations. Approximately 8 assigned parking spaces are included, and the property provides immediate access to major highways in central Broward County.
This configuration is practical for a range of owner-users and tenant types that need controlled warehouse conditions alongside dedicated office and restrooms. The combination of a showroom-quality finish, climate control, and roll-up door supports uses such as distribution, e-commerce, contractors, showroom operations, creative studios, marine services, and light production, subject to applicable zoning and use requirements.
Key Highlights
- Unit 102 is a 2,615 SF industrial flex space with 100% climate‑controlled warehouse area.
- Warehouse includes epoxy‑coated concrete floors, LED lighting, and a 12‑foot roll‑up door.
- Impact windows help support the built‑in showroom/warehouse environment.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$75,124
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,502,480
$1.5M
Cap Rate 7%
$1,073,200
$1.1M
Cap Rate 9%
$834,711
$834.7K
Market Conditions
NOI Build-Up for 2,615 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$119.2K $45.60/SF
− Vacancy
−$19.1K −$7.30/SF
EGI
$100.2K $38.30/SF
− OpEx
−$25.0K −$9.58/SF
NOI
$75.1K $28.73/SF
Area
Fort Lauderdale, FL
Vacancy
16.00%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,502,480
Cap Rate 7%
$1,073,200
Cap Rate 9%
$834,711
Alternative Uses
Best Use
Office B
$1.07M
$939.1K – $1.25M
NOI $75,124 @ 7.0% cap · market cap 6.84%
Second Best
Retail
$665.4K
$582.3K – $776.4K
NOI $46,581 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,010 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,065
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
Median Home Value
Market
Vacancy Rate% for Office in Fort Lauderdale, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 100% climate-controlled warehouse and integrated showroom-grade office make this flex unit well-suited for light production and service users.
Where is this flex space located?
The property is located at 102-2800 W State Road 84 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,098,000.
What are key features of this property?
This property features: Unit 102 is a 2,615 SF industrial flex space with 100% climate‑controlled warehouse area.; Warehouse includes epoxy‑coated concrete floors, LED lighting, and a 12‑foot roll‑up door.; Impact windows help support the built‑in showroom/warehouse environment.
