Freestanding Retail/Office
For Sale
$710,000
1200 S Federal Hwy, Fort Lauderdale, FL 33316
SINGLE_FAMILY - Other - Fort Lauderdale, FL
Property Size1,108 SF
Lot Size0.04 Acres
Price / SF$640.79
Days on Market59
Property Features for 1200 S Federal Hwy
General Information
Property type
Residential
Property subtype
Retail
Zoning description
B-1
Parking features
On Street
Subdivision
3480
Standard status
Active
APN
504214030370
Lot size
0.04 Acres
Taxes and HOA fees
Tax Description
EVERGLADE LAND SALES CO FIRST ADD TO LAUDERDALE CORR PL 2-15 D LOT 1 LESS W 25 FOR ST RD BLK 2
Tax Annual Amount
9229
Legal Description
EVERGLADE LAND SALES CO FIRST ADD TO LAUDERDALE CORR PL 2-15 D LOT 1 LESS W 25 FOR ST RD BLK 2
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Flooring type
Vinyl
Building materials
Block
Architectural style
Other
Listing Agency:
Luxe Properties
(305) 809-7650
Listed By:
Paula Barbaran Zapata · License #3506383
(786) 670-2289
Added: Jun 15
Changed: Jun 30
Last Checked: Aug 12 at 8:06PM
MLS# A11865042
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Freestanding retail/office building offered for sale on a 1,833 SF lot, totaling approximately 1,108 SF. The interior has been refreshed with new flooring and fresh paint, and it is divided into three functional spaces. Each space has its own private entrance, supported by mini-split A/C units, and the building includes one bathroom.
Positioned as a high-visibility corner on busy Federal Hwy in Fort Lauderdale, the property benefits from heavy traffic counts. On-site parking is available in front for approximately 3–4 cars. The listing indicates the property is being sold AS-IS, and appointments are handled through showing time.
Zoned B-1, the building is suited for a range of retail, office, and professional service uses. The three separate entrances can support flexible occupancy or multi-tenant operations, with on-site parking and dedicated climate control in each space. This is a practical option for owner-users and investors seeking a manageable, street-facing commercial setup.
Positioned as a high-visibility corner on busy Federal Hwy in Fort Lauderdale, the property benefits from heavy traffic counts. On-site parking is available in front for approximately 3–4 cars. The listing indicates the property is being sold AS-IS, and appointments are handled through showing time.
Zoned B-1, the building is suited for a range of retail, office, and professional service uses. The three separate entrances can support flexible occupancy or multi-tenant operations, with on-site parking and dedicated climate control in each space. This is a practical option for owner-users and investors seeking a manageable, street-facing commercial setup.
Key Highlights
- Freestanding retail/office building on busy Federal Hwy in Fort Lauderdale with approx. 1,108 SF
- Corner property with heavy traffic counts and high visibility
- Divided into 3 functional spaces, each with its own private entrance
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
$31,831
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
4.48%
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%
$636,620
$636.6K
Cap Rate 7%
$454,729
$454.7K
Cap Rate 9%
$353,678
$353.7K
Market Conditions
NOI Build-Up for 1,108 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
$50.5K $45.60/SF
− Vacancy
−$8.1K −$7.30/SF
EGI
$42.4K $38.30/SF
− OpEx
−$10.6K −$9.58/SF
NOI
$31.8K $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%
$636,620
Cap Rate 7%
$454,729
Cap Rate 9%
$353,678
Alternative Uses
Best Use
Office B
$454.7K
$397.9K – $530.5K
NOI $31,831 @ 7.0% cap · market cap 4.48%
Second Best
Retail
$282.0K
$246.7K – $329.0K
NOI $19,737 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$744.6K
$651.5K – $868.7K
NOI $52,120 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,656
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33316, FL
12,669
Population
8,946
Households
1.4
Avg Household Size
50
Median Age
54%
College-Educated
95%
High-School Grad
4.1 sq mi
ZIP Area
3,090
Density / Sq Mi
$89,200
Median Household Income
$52,992
Median Earnings
$2,047
Median Rent
$793,500
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?
Storefront property - Corner property with three private entrances, mini-split A/C, and on-site parking for 3–4 vehicles, on Federal Hwy.
Where is this storefront property located?
The property is located at 1200 S Federal Hwy Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $710,000.
What are key features of this property?
This property features: Freestanding retail/office building on busy Federal Hwy in Fort Lauderdale with approx. 1,108 SF; Corner property with heavy traffic counts and high visibility; Divided into 3 functional spaces, each with its own private entrance
