Two-Story Office
For Sale
Contact for pricing
1322 SE 3rd Avenue, Fort Lauderdale, FL 33316
Built-out workspace offers private offices, conference facilities, a kitchen, baths, and immediate availability.
Property Size3,120 SF
Lot Size0.32 Acres
Price / SF$496.79
Days on Market14
Property Features for 1322 SE 3rd Avenue
General Information
Standard status
Active
Size
3,120 SF
Total Parking Spaces
14
Lot size
0.32 Acres
Property subtype
Office
Additional Details
Road Access
Yes
Amenities
conference room
full kitchen
mature landscaping
Building Details
Buildings
1
Stories
2
Building Size
3,120 SF
Listing Agency:
Compass Commercial
Listed By:
Richard DeGirolamo · License #FL
Source:
Crexi
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 23 at 7:32PM
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 Compass Commercial
Investment Insights
Based on property information with market context.
This two-story office building contains approximately 3,120 SF on an approximately 14,000 SF corner parcel. The interior includes nine private offices, a conference room, reception area, full kitchen, and two baths. The building is built out, in move-in condition, and available immediately.
The property fronts SE 3rd Avenue in Fort Lauderdale’s 33316, just south of the New River. Fourteen dedicated parking spaces extend along two sides of the lot. Exterior features include a barrel-tile roof and mature landscaping, adding established character to the office setting.
The property fronts SE 3rd Avenue in Fort Lauderdale’s 33316, just south of the New River. Fourteen dedicated parking spaces extend along two sides of the lot. Exterior features include a barrel-tile roof and mature landscaping, adding established character to the office setting.
Key Highlights
- ±3,120 SF two‑story office building
- ±14,000 SF corner parcel
- Nine private offices, conference room, reception, full kitchen, and two baths
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
$89,631
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
5.78%
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%
$1,792,620
$1.8M
Cap Rate 7%
$1,280,443
$1.3M
Cap Rate 9%
$995,900
$995.9K
Market Conditions
NOI Build-Up for 3,120 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
$142.3K $45.60/SF
− Vacancy
−$22.8K −$7.30/SF
EGI
$119.5K $38.30/SF
− OpEx
−$29.9K −$9.58/SF
NOI
$89.6K $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%
$1,792,620
Cap Rate 7%
$1,280,443
Cap Rate 9%
$995,900
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,631 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.10M
$1.83M – $2.45M
NOI $146,765 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4,346
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?
Office building - Built-out workspace offers private offices, conference facilities, a kitchen, baths, and immediate availability.
Where is this office building located?
The property is located at 1322 SE 3rd Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: ±3,120 SF two‑story office building; ±14,000 SF corner parcel; Nine private offices, conference room, reception, full kitchen, and two baths
