Class A Office
For Sale
$1,150,000
200 Andrews Avenue, Fort Lauderdale, FL 33301
6th-floor Suite 602 in the Museum Plaza building offers private offices within a 3,300 SF Class A suite.
Property Size3,300 SF
Price / SF$348.48
Days on Market207
Property Features for 200 Andrews Avenue
General Information
Standard status
Active
Size
3,300 SF
Class
A
Property subtype
Office
Additional Details
Office Units
7
Taxes and HOA fees
Annual Taxes
$22,463
Amenities
3
RAC-CC
Building Details
Year Built
1986
Listing Agency:
The MVMNT Group LLC
(786) 340-0582
Listed By:
Perla Valenzuela
(786) 340-0582
Source:
Xome
Added: Jan 14
Changed: Aug 8
Last Checked: Aug 8 at 4:02AM
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 The MVMNT Group LLC
Investment Insights
Based on property information with market context.
Suite 602 is a 3,300 SF Class “A” office suite located on the 6th floor of the Museum Plaza building. The space is currently configured with seven individual private office suites, giving immediate functionality while allowing for redesign based on the buyer’s needs. Conceptual images included with the listing are AI-generated to illustrate potential build-out possibilities, and the seller is open to providing a renovation credit to support customization.
The suite is positioned in the downtown Las Olas business district, surrounded by a professional tenant base. The building provides walkable access to Las Olas restaurants and nearby institutions including NSU Art Museum, FAU, and Broward College, as well as downtown Fort Lauderdale’s business corridor.
This listing presents a turn-key private office setup with the flexibility to reconfigure into additional offices, conference space, or other workspace arrangements within the suite.
The suite is positioned in the downtown Las Olas business district, surrounded by a professional tenant base. The building provides walkable access to Las Olas restaurants and nearby institutions including NSU Art Museum, FAU, and Broward College, as well as downtown Fort Lauderdale’s business corridor.
This listing presents a turn-key private office setup with the flexibility to reconfigure into additional offices, conference space, or other workspace arrangements within the suite.
Key Highlights
- 6th‑floor Suite 602 in the Museum Plaza building with a 3,300 SF Class A office suite
- Currently configured with 7 individual private office suites
- Zoned RAC‑CC
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
$94,802
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
8.24%
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%
$1,896,040
$1.9M
Cap Rate 7%
$1,354,314
$1.4M
Cap Rate 9%
$1,053,356
$1.1M
Market Conditions
NOI Build-Up for 3,300 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
$150.5K $45.60/SF
− Vacancy
−$24.1K −$7.30/SF
EGI
$126.4K $38.30/SF
− OpEx
−$31.6K −$9.58/SF
NOI
$94.8K $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%
$1,896,040
Cap Rate 7%
$1,354,314
Cap Rate 9%
$1,053,356
Alternative Uses
Best Use
Office B
$1.35M
$1.19M – $1.58M
NOI $94,802 @ 7.0% cap · market cap 8.24%
Second Best
Healthcare Medical
$634.7K
$555.4K – $740.5K
NOI $44,431 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,232 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
7
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 - 6th-floor Suite 602 in the Museum Plaza building offers private offices within a 3,300 SF Class A suite.
Where is this office units located?
The property is located at 200 Andrews 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: 6th‑floor Suite 602 in the Museum Plaza building with a 3,300 SF Class A office suite; Currently configured with 7 individual private office suites; Zoned RAC‑CC
