Miami Office Building Investment
For Sale
$15,500,000
3100 SW 9th Ave Fort Lauderdale, Miami, FL 33315
50,000 SF 5-story office building for sale
Property Size63,746 SF
Lot Size1.46 Acres
Price / SF$243.15
Days on Market580
Property Features for 3100 SW 9th Ave Fort Lauderdale
General Information
Standard status
Active
Property type
Other office properties, Medical Office Space, Office buildings, Office Spaces
Size
63,746 SF
Class
B
Elevators
Yes
Lot size
1.46 Acres
Building Details
Year Built
1976
Buildings
1
Stories
5
Listed By:
Zachary J. Talbot
(305) 712-6990
Added: Jan 30, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This 63,746 square foot office building is located in Miami, Florida. The property includes a 50,000 square foot, five-story office building and a 13,746 square foot, two-story atrium. Its location provides access to I-595 and I-95, near the Fort Lauderdale Central Business District, the SE 17th Street Corridor, Port Everglades, Fort Lauderdale/Hollywood International Airport, and Broward Health Medical Center. The property has 274 parking spaces, with a ratio of 4.30 spaces per 1,000 square feet. The building is situated on a 1.46-acre lot. High daily traffic counts are observed on Federal Highway and SE 17th Street. The building's size and location make it an ideal investment for a variety of uses.
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
$1,055,634
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
6.81%
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%
$21,112,680
$21.1M
Cap Rate 7%
$15,080,486
$15.1M
Cap Rate 9%
$11,729,267
$11.7M
Market Conditions
NOI Build-Up for 63,746 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
$1.91M $30.00/SF
− Vacancy
−$153.0K −$2.40/SF
EGI
$1.76M $27.60/SF
− OpEx
−$703.8K −$11.04/SF
NOI
$1.06M $16.56/SF
Area
Miami, FL
Vacancy
8.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$21,112,680
Cap Rate 7%
$15,080,486
Cap Rate 9%
$11,729,267
Alternative Uses
Best Use
Office B
$26.12M
$22.86M – $30.48M
NOI $1,828,713 @ 7.0% cap · market cap 11.80%
Second Best
Healthcare Medical
$15.08M
$13.20M – $17.59M
NOI $1,055,634 @ 7.0% cap · market cap 6.81%
Theoretical Best
Specialty Retail
$43.03M
$37.65M – $50.20M
NOI $3,012,027 @ 7.0% cap · market cap 19.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,100
Businesses Nearby
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 Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office property - 50,000 SF 5-story office building for sale
Where is this office property located?
The property is located at 3100 SW 9th Ave Fort Lauderdale Miami, FL.
What is the asking price?
The asking price for this property is $15,500,000.
