Downtown Fort Lauderdale Office
For Sale
$2,495,000
212 SE 8th St, Fort Lauderdale, FL 33316
3,480 sq ft office building in downtown Fort Lauderdale.
Property Size3,480 SF
Lot Size0.32 Acres
Price / SF$716.95
Days on Market176
Property Features for 212 SE 8th St
General Information
Standard status
Active
Size
3,480 SF
Lot size
0.32 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$35,830
Building Details
Building Size
3,480 SF
Year Built
1986
Listing Agency:
Douglas Elliman
(954) 804-2864
Listed By:
Lindsey Way · License #3296776
(954) 804-2864
Source:
Elliman
Added: Mar 10
Changed: Aug 31
Last Checked: Aug 26 at 1:06PM
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 Douglas Elliman
Investment Insights
Based on property information with market context.
This free-standing, 3,480 sq. ft. office building is located in the heart of downtown Fort Lauderdale. The property is zoned RAC-CC, one of the city’s highest density "City Center" designations. The location is walkable to the courthouse, Las Olas Boulevard, and top dining, and it is just minutes from major highways, offering exceptional visibility and accessibility. The building is divided into two separate wings. The East Wing features 5 private offices, a kitchen/common area, a waiting room, and 2 restrooms (one full bath). The West Wing includes 4 private offices, a reception area, a waiting room, a conference room, a kitchen, a copy supply room, and a restroom. The property includes front and rear access with 15 on-site parking spaces, all on a 14,000 sq. ft. lot. This property is ideal for a high-profile downtown presence.
Key Highlights
- Prime Downtown Fort Lauderdale Location: Enjoy exceptional visibility and a high‑profile downtown presence.
- High‑Density Zoning (RAC‑CC): Offers various development possibilities with one of the city's highest density "City Center" designations.
- Two Separate Wings: Provides flexible layout options with multiple private offices, reception areas, kitchens, and restrooms.
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
$99,973
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
4.01%
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%
$1,999,460
$2.0M
Cap Rate 7%
$1,428,186
$1.4M
Cap Rate 9%
$1,110,811
$1.1M
Market Conditions
NOI Build-Up for 3,480 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
$158.7K $45.60/SF
− Vacancy
−$25.4K −$7.30/SF
EGI
$133.3K $38.30/SF
− OpEx
−$33.3K −$9.58/SF
NOI
$100.0K $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%
$1,999,460
Cap Rate 7%
$1,428,186
Cap Rate 9%
$1,110,811
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $99,973 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $163,699 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,741
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 - 3,480 sq ft office building in downtown Fort Lauderdale.
Where is this office building located?
The property is located at 212 SE 8th St Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Prime Downtown Fort Lauderdale Location: Enjoy exceptional visibility and a high‑profile downtown presence.; High‑Density Zoning (RAC‑CC): Offers various development possibilities with one of the city's highest density "City Center" designations.; Two Separate Wings: Provides flexible layout options with multiple private offices, reception areas, kitchens, and restrooms.
