Architecturally Designed Building For
For Sale
$2,650,000
3045 N Federal Hwy 80, Fort Lauderdale, FL 33306
Signature building suitable for various professional or retail uses.
Property Size4,557 SF
Lot Size0.08 Acres
Price / SF$581.52
Days on Market154
Property Features for 3045 N Federal Hwy 80
General Information
Standard status
Active
Size
4,557 SF
Lot size
0.08 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$21,841
Building Details
Building Size
4,557 SF
Year Built
1979
Units
1
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 6:21AM
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 signature building, designed by architect Dan Duckham, offers 4,557 square feet of flexible interior workspace suitable for an owner-user. It is ideally suited for firms in architecture, engineering, construction, wellness, creative fields, executive and professional office, or retail use. The structure radiates organic warmth with earthy sophistication, vaulted sky-lit ceilings, and exposed beams. The interior is currently configured with 10 workstations, a reception area, and a meeting atrium on the first floor, with 7 workstations upstairs, a loft meeting area, and the founder’s office. Situated at the intersection of East Oakland Park Boulevard and North Federal Highway, the location benefits from over 80,000 vehicles daily (AADT) and is minutes from Downtown, I-95, beaches, and neighborhoods known for walkability, water access, and the South Florida lifestyle.
Key Highlights
- Architecturally significant building designed by Dan Duckham.
- 4,557 SF of flexible workspace suitable for office or retail.
- High‑traffic location at East Oakland Park Blvd & N Federal Hwy (80,000+ vehicles daily).
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
$130,913
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
4.94%
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%
$2,618,260
$2.6M
Cap Rate 7%
$1,870,186
$1.9M
Cap Rate 9%
$1,454,589
$1.5M
Market Conditions
NOI Build-Up for 4,557 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
$207.8K $45.60/SF
− Vacancy
−$33.2K −$7.30/SF
EGI
$174.6K $38.30/SF
− OpEx
−$43.6K −$9.58/SF
NOI
$130.9K $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%
$2,618,260
Cap Rate 7%
$1,870,186
Cap Rate 9%
$1,454,589
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,913 @ 7.0% cap · market cap 4.94%
Second Best
Retail
$1.16M
$1.01M – $1.35M
NOI $81,174 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,361 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,153
Businesses Nearby
Explore this area
Business Placement
Demographics for 33306, FL
3,526
Population
2,109
Households
1.7
Avg Household Size
53
Median Age
44%
College-Educated
96%
High-School Grad
0.9 sq mi
ZIP Area
3,918
Density / Sq Mi
$82,375
Median Household Income
$77,118
Median Earnings
$1,369
Median Rent
$469,800
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?
Office building - Signature building suitable for various professional or retail uses.
Where is this office building located?
The property is located at 3045 N Federal Hwy 80 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Architecturally significant building designed by Dan Duckham.; 4,557 SF of flexible workspace suitable for office or retail.; High‑traffic location at East Oakland Park Blvd & N Federal Hwy (80,000+ vehicles daily).
