Renovated Executive Office
For Sale
$990,000
200 S Andrews Ave # 503, Fort Lauderdale, FL 33301
Renovated professional suite with executive offices, collaborative workspace, secured access, and dedicated garage parking.
Property Size182,000 SF
Price / SF$412.50
Days on Market72
Property Features for 200 S Andrews Ave # 503
General Information
Standard status
Active
Size
182,000 SF
Class
Class A
Total Parking Spaces
2
Property subtype
Office
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$16,727
Amenities
live security
secured entry
well-maintained common areas
Building Details
Building Size
182,000 SF
Year Built
1986
Listing Agency:
Coastal Group Brokers
(954) 544-5185
Listed By:
Harpreet Singh · License #3450327
Source:
Relinkre
Added: May 28
Changed: Aug 5
Last Checked: Aug 7 at 1:05AM
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 Coastal Group Brokers
Investment Insights
Based on property information with market context.
This approximately 2,400 SF office unit in Museum Plaza was renovated for immediate professional use. The floor plan includes six executive offices, a conference room, reception area, file and storage room, kitchenette, and an open bullpen area. Floor-to-ceiling windows bring natural light throughout the suite and frame downtown skyline views. The property is suited to owner-users or investors, with the option for immediate occupancy or leasing.
Building features include live security, secured entry, maintained common areas, electricity provided through the association, and a private parking garage with two assigned spaces. Additional public parking is available nearby. The office is located in downtown Fort Lauderdale near Las Olas Boulevard, Brightline, courthouses, restaurants, shopping, and major highways.
Building features include live security, secured entry, maintained common areas, electricity provided through the association, and a private parking garage with two assigned spaces. Additional public parking is available nearby. The office is located in downtown Fort Lauderdale near Las Olas Boulevard, Brightline, courthouses, restaurants, shopping, and major highways.
Key Highlights
- Approximately 2,400 SF of renovated office space
- Six executive offices plus conference room, reception, kitchenette, and bullpen
- Floor‑to‑ceiling windows with downtown skyline views
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
$68,947
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
6.96%
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%
$1,378,940
$1.4M
Cap Rate 7%
$984,957
$985.0K
Cap Rate 9%
$766,078
$766.1K
Market Conditions
NOI Build-Up for 2,400 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
$109.4K $45.60/SF
− Vacancy
−$17.5K −$7.30/SF
EGI
$91.9K $38.30/SF
− OpEx
−$23.0K −$9.58/SF
NOI
$68.9K $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%
$1,378,940
Cap Rate 7%
$984,957
Cap Rate 9%
$766,078
Alternative Uses
Best Use
Office B
$985.0K
$861.8K – $1.15M
NOI $68,947 @ 7.0% cap · market cap 6.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,896 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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 - Renovated professional suite with executive offices, collaborative workspace, secured access, and dedicated garage parking.
Where is this office units located?
The property is located at 200 S Andrews Ave # 503 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Approximately 2,400 SF of renovated office space; Six executive offices plus conference room, reception, kitchenette, and bullpen; Floor‑to‑ceiling windows with downtown skyline views
