Office and Retail Flex
For Sale
Contact for pricing
200 S ANDREWS AVE, Fort Lauderdale, FL 33301
Flexible general layout offers a kitchen, open workspace, and multiple offices for professional tenants.
Property Size5,060 SF
Price / SF$247.04
Days on Market63
Property Features for 200 S ANDREWS AVE
General Information
Standard status
Active
Size
5,060 SF
Class
A
Property subtype
Retail, Office
Investment Type
Owner/User
Additional Details
Office Units
10
Building Details
Year Built
1986
Units
1
Listing Agency:
ONE SOTHEBY'S INTERNATIONAL REALTY
(305) 987-6807
Listed By:
Martin Elortegui · License #3166144
Source:
Crexi
Added: Jun 9
Changed: Aug 8
Last Checked: Jun 20 at 3:26AM
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 ONE SOTHEBY'S INTERNATIONAL REALTY
Investment Insights
Based on property information with market context.
The property consists of approximately 5,060 SF of general office space configured with a kitchen, open area, and 10 offices. This setup supports organizations that need both collaborative work areas and private workspaces for staff or client meetings.
The building is offered for sale at 200 S Andrews Ave in Fort Lauderdale, Florida. Access and site specifics beyond the street address were not provided in the available information.
From a tenant or buyer standpoint, the combination of open space and multiple offices can accommodate a range of professional uses that benefit from dedicated rooms while retaining a central working area. The presence of a kitchen adds convenience for day-to-day operations. Please review the property details and any available floor plan information to confirm the exact room sizes and configuration for your business needs or redevelopment goals.
The building is offered for sale at 200 S Andrews Ave in Fort Lauderdale, Florida. Access and site specifics beyond the street address were not provided in the available information.
From a tenant or buyer standpoint, the combination of open space and multiple offices can accommodate a range of professional uses that benefit from dedicated rooms while retaining a central working area. The presence of a kitchen adds convenience for day-to-day operations. Please review the property details and any available floor plan information to confirm the exact room sizes and configuration for your business needs or redevelopment goals.
Key Highlights
- Approx. 5,060 SF general space includes a kitchen, open workspace, and 10 offices
- Year built: 1986
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
$90,134
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
7.21%
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%
$1,802,680
$1.8M
Cap Rate 7%
$1,287,629
$1.3M
Cap Rate 9%
$1,001,489
$1.0M
Market Conditions
NOI Build-Up for 5,060 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
$139.7K $27.60/SF
− Vacancy
−$10.9K −$2.15/SF
EGI
$128.8K $25.45/SF
− OpEx
−$38.6K −$7.63/SF
NOI
$90.1K $17.81/SF
Area
Fort Lauderdale, FL
Vacancy
7.80%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,802,680
Cap Rate 7%
$1,287,629
Cap Rate 9%
$1,001,489
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.42M
NOI $145,364 @ 7.0% cap · market cap 11.63%
Second Best
Retail
$1.29M
$1.13M – $1.50M
NOI $90,134 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$3.40M
$2.98M – $3.97M
NOI $238,022 @ 7.0% cap · market cap 19.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Office units
Location Intelligence
Trade Area within ½ mile
8,913
Businesses Nearby
Explore this area
Business Placement
Demographics for 33301, FL
19,109
Population
13,955
Households
1.4
Avg Household Size
42
Median Age
62%
College-Educated
96%
High-School Grad
2.5 sq mi
ZIP Area
7,644
Density / Sq Mi
$115,421
Median Household Income
$76,365
Median Earnings
$2,341
Median Rent
$751,600
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 - Flexible general layout offers a kitchen, open workspace, and multiple offices for professional tenants.
Where is this office units located?
The property is located at 200 S ANDREWS AVE Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Approx. 5,060 SF general space includes a kitchen, open workspace, and 10 offices; Year built: 1986
