Office Building with Skylit
For Sale
$2,650,000
3045 N Federal Highway 80, Fort Lauderdale, FL 33306
Architect-designed office with impact double entry doors, vaulted skylit ceilings, exposed beams, and two-level workstation layout.
Property Size4,557 SF
Price / SF$581.52
Days on Market22
Property Features for 3045 N Federal Highway 80
General Information
Standard status
Active
Size
4,557 SF
Building Details
Year Built
1979
Listing Agency:
Coldwell Banker Realty
(954) 562-7198
Listed By:
Danielle M Bastarache · License #463471
Source:
Mymiahomes
Added: Jul 20
Changed: Aug 8
Last Checked: Aug 10 at 7:54AM
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.
Designed by architect Dan Duckham, this standout office building is offered for sale with a layout built for flexible, professional use. The 4,557 SF interior features impact double entry doors, vaulted skylit ceilings, and exposed beams, creating an open, functional atmosphere. On the first floor, the configuration includes 10 workstations, a reception area, and a meeting atrium. The second level offers 7 workstations, a loft meeting area, and a private executive office.
The property is positioned at the high-traffic intersection of East Oakland Park Blvd and N Federal Hwy with over 80,000 vehicles daily. It is also minutes from Downtown, I-95, beaches, and walkable waterfront neighborhoods.
As currently arranged, the space combines reception, multiple meeting areas, and a mix of workstation and private office options across two floors.
The property is positioned at the high-traffic intersection of East Oakland Park Blvd and N Federal Hwy with over 80,000 vehicles daily. It is also minutes from Downtown, I-95, beaches, and walkable waterfront neighborhoods.
As currently arranged, the space combines reception, multiple meeting areas, and a mix of workstation and private office options across two floors.
Key Highlights
- 4,557 SF architect‑designed commercial office built in 1979 with a two‑level, flexible workstation layout
- Impact double entry doors, vaulted skylit ceilings, and exposed beams in the interior design
- First floor offers 10 workstations, reception, and a meeting atrium
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
—
—
no second resolved use
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 - Architect-designed office with impact double entry doors, vaulted skylit ceilings, exposed beams, and two-level workstation layout.
Where is this office building located?
The property is located at 3045 N Federal Highway 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: 4,557 SF architect‑designed commercial office built in 1979 with a two‑level, flexible workstation layout; Impact double entry doors, vaulted skylit ceilings, and exposed beams in the interior design; First floor offers 10 workstations, reception, and a meeting atrium
