Free-Standing Downtown Office
For Sale
$2,695,000
212 SE 8th Street, Fort Lauderdale, FL 33316
Two-wing office layout offers 9 private offices, reception/waiting areas, conference space, and 15 on-site parking spaces.
Property Size3,480 SF
Days on Market47
Property Features for 212 SE 8th Street
General Information
Standard status
Active
Size
3,480 SF
Zoning
RAC-CC
Taxes and HOA fees
Annual Taxes
$35,830
Building Details
Building Size
3,480 SF
Year Built
1986
Listing Agency:
Douglas Elliman
Listed By:
Lindsey E Way · License #3296776
(954) 804-2864
Source:
Laerrealty
Added: Jul 26
Changed: Sep 4
Last Checked: Sep 9 at 7:37AM
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 office building totals 3,480 square feet and is configured with two separate wings. The East Wing includes five private offices, a kitchen/common area, a waiting room, and two restrooms, including one full bath. The West Wing features four private offices, a reception area, waiting room, conference room, kitchen, copy/supply room, and a restroom. Front and rear access are available, and the property includes 15 on-site parking spaces.
The building is located in downtown Fort Lauderdale and is zoned RAC-CC, described as one of the city’s highest density “City Center” designations. The property is noted as walkable to the courthouse and Las Olas Boulevard, with access to major highways described as only minutes away.
On a 14,000 square foot lot, the building’s split-wing configuration supports separate office groupings within a single address, complemented by on-site parking for visitors and staff.
The building is located in downtown Fort Lauderdale and is zoned RAC-CC, described as one of the city’s highest density “City Center” designations. The property is noted as walkable to the courthouse and Las Olas Boulevard, with access to major highways described as only minutes away.
On a 14,000 square foot lot, the building’s split-wing configuration supports separate office groupings within a single address, complemented by on-site parking for visitors and staff.
Key Highlights
- 3,480 sq. ft. free‑standing office building in downtown Fort Lauderdale, zoned RAC‑CC (City Center high‑density designation).
- Two separate wings with a total of 9 private offices, reception/waiting areas, and conference room space.
- East wing features 5 private offices plus kitchen/common area, waiting room, and 2 restrooms (including one full bath).
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
3.71%
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 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $163,699 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Fort Lauderdale, FL
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Frequently Asked Questions
What type of property is this?
Office building - Two-wing office layout offers 9 private offices, reception/waiting areas, conference space, and 15 on-site parking spaces.
Where is this office building located?
The property is located at 212 SE 8th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: 3,480 sq. ft. free‑standing office building in downtown Fort Lauderdale, zoned RAC‑CC (City Center high‑density designation).; Two separate wings with a total of 9 private offices, reception/waiting areas, and conference room space.; East wing features 5 private offices plus kitchen/common area, waiting room, and 2 restrooms (including one full bath).
