Ground-Floor Office
For Sale
Contact for pricing
1330 SE 4th Ave, Fort Lauderdale, FL 33316
Fee-simple condominium ownership with existing private offices and designated parking for owner-users.
Property Size4,500 SF
Price / SF$440
Days on Market11
Property Features for 1330 SE 4th Ave
General Information
Standard status
Active
Size
4,500 SF
Class
B
Total Parking Spaces
12
Property subtype
Office
Investment Type
Owner/User
Building Details
Units
2
Listing Agency:
Native Realty
(954) 595-2999
Listed By:
Jaime Sturgis · License #3246270
Source:
Crexi
Added: Aug 22
Changed: Aug 31
Last Checked: Aug 31 at 11:37AM
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 Native Realty
Investment Insights
Based on property information with market context.
The offering includes two ground-floor office condominium units with existing private-office build-outs. Unit F contains 1,500 SF, while Units D and E are offered together as a 3,000 SF configuration; the units may also be combined into a 4,500 SF headquarters. Each offering can be acquired separately, providing flexibility for an owner-user or an expanded office footprint.
The property is located at 1330 SE 4th Ave in Fort Lauderdale, one block from US-1. Las Olas Boulevard, the Broward County Courthouse, and Broward Health Medical Center are minutes away. I-95 and I-595 are each approximately five minutes from the property. Designated parking is positioned directly in front of the suites, with 8 spaces assigned to Units D and E and 4 spaces assigned to Unit F, along with guest and visitor parking.
The property is located at 1330 SE 4th Ave in Fort Lauderdale, one block from US-1. Las Olas Boulevard, the Broward County Courthouse, and Broward Health Medical Center are minutes away. I-95 and I-595 are each approximately five minutes from the property. Designated parking is positioned directly in front of the suites, with 8 spaces assigned to Units D and E and 4 spaces assigned to Unit F, along with guest and visitor parking.
Key Highlights
- Two ground‑floor office condominium offerings at 1,500 SF and 3,000 SF
- Units may be purchased separately or combined into a 4,500 SF office
- Existing private‑office build‑outs support immediate 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
$129,276
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
6.53%
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%
$2,585,520
$2.6M
Cap Rate 7%
$1,846,800
$1.8M
Cap Rate 9%
$1,436,400
$1.4M
Market Conditions
NOI Build-Up for 4,500 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
$205.2K $45.60/SF
− Vacancy
−$32.8K −$7.30/SF
EGI
$172.4K $38.30/SF
− OpEx
−$43.1K −$9.58/SF
NOI
$129.3K $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%
$2,585,520
Cap Rate 7%
$1,846,800
Cap Rate 9%
$1,436,400
Alternative Uses
Best Use
Office B
$1.85M
$1.62M – $2.15M
NOI $129,276 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.02M
$2.65M – $3.53M
NOI $211,680 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 units - Fee-simple condominium ownership with existing private offices and designated parking for owner-users.
Where is this office units located?
The property is located at 1330 SE 4th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,980,000.
What are key features of this property?
This property features: Two ground‑floor office condominium offerings at 1,500 SF and 3,000 SF; Units may be purchased separately or combined into a 4,500 SF office; Existing private‑office build‑outs support immediate occupancy
