Downtown Fort Lauderdale Land
For Sale
$1,995,000
Pending
1225 SE 2nd Ave, Fort Lauderdale, FL 33316
Redevelopment opportunity or two office buildings on three lots.
Property Size5,274 SF
Lot Size0.50 Acres
Days on Market154
Property Features for 1225 SE 2nd Ave
General Information
Standard status
Pending
Size
5,274 SF
Lot size
0.50 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,027
Building Details
Building Size
5,274 SF
Year Built
1947
Stories
1
Units
2
Listing Agency:
Coldwell Banker Realty
(954) 562-7198
Listed By:
Danielle M Bastarache · License #463471
(954) 562-7198
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 4:43AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This property offers incredible value in downtown Fort Lauderdale, with land priced at $98 per square foot. The site includes two office buildings situated on three lots, totaling 21,875 square feet. The properties are zoned ROC. One building, located at 1225 SE 2nd Ave, sits on a 6,250 square foot lot and features 2,195 square feet of leasable space, six offices, a conference room, reception area, two bathrooms, a break room, and a common meeting area; it is being sold furnished. The second building, located at 115 SE 3rd St on a corner of two lots totaling 15,625 square feet, provides 2,935 square feet of leasable space with four large rooms/offices and restrooms. Both buildings are well-maintained, featuring fiber optic internet, attractive exteriors, and lush landscaping. There are currently 12 parking spaces available. The location is approximately one-half mile from Broward General and one mile from the Broward County Courthouse. It is also conveniently located a one-minute drive or a ten-minute walk to the new Federal Courthouse (2026), with easy access to downtown, the international airport, Port Everglades, I-95, I-595, the Turnpike, and beaches. Redevelopment is possible.
Key Highlights
- Prime Downtown Fort Lauderdale location with redevelopment potential (ROC zoning) on 3 lots (21,875 SF).
- Significant land value at $98 PSF.
- Two existing office buildings totaling 5,130 SF of leasable space, furnished and ready for occupancy.
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
$84,317
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
4.23%
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%
$1,686,340
$1.7M
Cap Rate 7%
$1,204,529
$1.2M
Cap Rate 9%
$936,856
$936.9K
Market Conditions
NOI Build-Up for 2,935 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
$133.8K $45.60/SF
− Vacancy
−$21.4K −$7.30/SF
EGI
$112.4K $38.30/SF
− OpEx
−$28.1K −$9.58/SF
NOI
$84.3K $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%
$1,686,340
Cap Rate 7%
$1,204,529
Cap Rate 9%
$936,856
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.41M
NOI $84,317 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.73M – $2.30M
NOI $138,062 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,949
Businesses Nearby
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?
Commercial land - Redevelopment opportunity or two office buildings on three lots.
Where is this commercial land located?
The property is located at 1225 SE 2nd Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Prime Downtown Fort Lauderdale location with redevelopment potential (ROC zoning) on 3 lots (21,875 SF).; Significant land value at $98 PSF.; Two existing office buildings totaling 5,130 SF of leasable space, furnished and ready for occupancy.
