Third-Floor Office
For Sale
$1,800,000
200 S Andrews Avenue 300-301, Fort Lauderdale, FL 33301
Flexible office layout supports private offices, shared work areas, and conference rooms.
Property Size5,060 SF
Price / SF$355.73
Days on Market83
Property Features for 200 S Andrews Avenue 300-301
General Information
Standard status
Active
Size
5,060 SF
Elevators
Yes
Property subtype
Office
Additional Details
Floor
3
Taxes and HOA fees
Annual Taxes
$19,952
Amenities
granite-and-marble lobby
adjacent parking garage with EV charging stations
neighboring rooftop helipad
Building Details
Year Built
1986
Buildings
1
Stories
11
Listing Agency:
One Sotheby's International Realty
(786) 301-2220
Listed By:
Barbara K Elmir · License #3192417
(786) 301-2220
Source:
Tylertuchow
Added: Jun 4
Changed: Aug 20
Last Checked: Aug 24 at 2:48PM
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 third-floor office unit at Museum Plaza contains 5,060 square feet within an 11-story building completed in 1986. Its contemporary interior includes polished concrete flooring, glass partitions, private offices, collaborative areas, and conference rooms, allowing the space to accommodate a range of professional office configurations. The building also features a sunlit interior, a granite-and-marble lobby, and updated elevators.
Located at 200 S Andrews Avenue in Downtown Fort Lauderdale’s financial district, the property is one block from Las Olas Boulevard and near government offices, courts, FAU, and Broward College. An adjacent parking garage provides EV charging stations, while a neighboring rooftop helipad adds a distinctive feature to the surrounding office setting. The space is identified for office, accounting, legal, and light medical applications.
Located at 200 S Andrews Avenue in Downtown Fort Lauderdale’s financial district, the property is one block from Las Olas Boulevard and near government offices, courts, FAU, and Broward College. An adjacent parking garage provides EV charging stations, while a neighboring rooftop helipad adds a distinctive feature to the surrounding office setting. The space is identified for office, accounting, legal, and light medical applications.
Key Highlights
- 5,060 SF third‑floor office unit in Museum Plaza
- 11‑story building completed in 1986
- Polished concrete floors and glass partition layout
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
$145,364
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
8.08%
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%
$2,907,280
$2.9M
Cap Rate 7%
$2,076,629
$2.1M
Cap Rate 9%
$1,615,156
$1.6M
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
$230.7K $45.60/SF
− Vacancy
−$36.9K −$7.30/SF
EGI
$193.8K $38.30/SF
− OpEx
−$48.5K −$9.58/SF
NOI
$145.4K $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%
$2,907,280
Cap Rate 7%
$2,076,629
Cap Rate 9%
$1,615,156
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.42M
NOI $145,364 @ 7.0% cap · market cap 8.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.40M
$2.98M – $3.97M
NOI $238,022 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 office layout supports private offices, shared work areas, and conference rooms.
Where is this office units located?
The property is located at 200 S Andrews Avenue 300-301 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 5,060 SF third‑floor office unit in Museum Plaza; 11‑story building completed in 1986; Polished concrete floors and glass partition layout
