Free Standing Office
For Sale
$1,150,000
1901 Southeast 4th Avenue, Fort Lauderdale, FL 33316
Office building near downtown and courthouse, suitable for practitioners.
Property Size2,098 SF
Lot Size0.19 Acres
Price / SF$548.14
Days on Market217
Property Features for 1901 Southeast 4th Avenue
General Information
Standard status
Active
Size
2,098 SF
Lot size
0.19 Acres
Property subtype
Commercial Sale / Mixed Use
Taxes and HOA fees
Annual Taxes
$15,994
Amenities
Central Building
1.0
Wood
1
2
5
Mixed Use, Office, Warehouse
No
Building Details
Year Built
1959
Listing Agency:
Compass
Listed By:
Richard Salter · License #0703927
(954) 812-4801
Source:
Compass
Added: Jan 31
Changed: Sep 4
Last Checked: Sep 5 at 1:56PM
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
Investment Insights
Based on property information with market context.
This free-standing office building is suitable for a sole practitioner in the medical, real estate, accounting, or legal field. The property is located close to downtown and near the new courthouse. The building includes ample parking and an attached 2-car garage. The current under-air square footage is 2098, which includes the air-conditioned garage. Without the garage, the interior square footage is 1570. Some updates have been completed while retaining character from the 1960s era of construction. The roof is 18 years old, and impact windows and doors were installed in 2017. The interior consists of a reception area, multiple offices, 2 bathrooms, and a kitchen. It is located on a corner lot measuring 70 x 120 ft. The zoning is residential/office. The bike score is 45, indicating it is somewhat bikeable. The walk score is 57, indicating it is somewhat walkable. The transit score is 24, indicating minimal transit.
Key Highlights
- Ideal for professional practice (medical, legal, accounting, real estate).
- Convenient location near downtown and the new courthouse.
- Ample parking plus an attached 2‑car garage (air conditioned).
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
$60,271
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
5.24%
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%
$1,205,420
$1.2M
Cap Rate 7%
$861,014
$861.0K
Cap Rate 9%
$669,678
$669.7K
Market Conditions
NOI Build-Up for 2,098 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
$95.7K $45.60/SF
− Vacancy
−$15.3K −$7.30/SF
EGI
$80.4K $38.30/SF
− OpEx
−$20.1K −$9.58/SF
NOI
$60.3K $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%
$1,205,420
Cap Rate 7%
$861,014
Cap Rate 9%
$669,678
Alternative Uses
Best Use
Office B
$861.0K
$753.4K – $1.00M
NOI $60,271 @ 7.0% cap · market cap 5.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,690 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,496
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 - Office building near downtown and courthouse, suitable for practitioners.
Where is this office building located?
The property is located at 1901 Southeast 4th Avenue Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Ideal for professional practice (medical, legal, accounting, real estate).; Convenient location near downtown and the new courthouse.; Ample parking plus an attached **2‑car garage (air conditioned)**.
