Two-Wing Office
For Sale
$2,495,000
212 SE 8th Street, Fort Lauderdale, FL 33316
Commercial Sale, Fort Lauderdale, FL
Property Size3,480 SF
Lot Size0.32 Acres
Price / SF$716.95
Days on Market470
Property Features for 212 SE 8th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RAC-CC
Parking features
Guest, Covered
Subdivision
3800
Standard status
Active
APN
504210280920
Size
3,480 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BRYAN SUB LOTS 1 & 2 BLK 59 FT LAUDERDALE 1-29 D LOTS 7 & 9 BLK D
Tax Annual Amount
35830
Legal Description
BRYAN SUB LOTS 1 & 2 BLK 59 FT LAUDERDALE 1-29 D LOTS 7 & 9 BLK D
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1986
Flooring type
Carpet, Vinyl
Listing Agency:
Douglas Elliman
(954) 874-0740
Listed By:
Lindsey E Way · License #3296776
(954) 804-2864
Added: May 29, 2025
Changed: Sep 8
Last Checked: Sep 10 at 9:06AM
MLS# F10502298
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,480 sq. ft. office building is arranged in two independent wings within a freestanding layout. The east side contains five private offices, a kitchen and common area, a waiting room, and two restrooms, including one full bath. The west side adds four private offices, reception and waiting areas, a conference room, kitchen, copy and supply space, and a restroom. Carpet and vinyl flooring, central heating, and central air are installed throughout.
The property is located at 212 SE 8th Street in downtown Fort Lauderdale, near the courthouse and Las Olas Boulevard, with access to dining and major highways. Front and rear access serve the building, which provides 15 on-site parking spaces on a 14,000 sq. ft. lot. The property carries RAC-CC zoning and was built in 1986.
The property is located at 212 SE 8th Street in downtown Fort Lauderdale, near the courthouse and Las Olas Boulevard, with access to dining and major highways. Front and rear access serve the building, which provides 15 on-site parking spaces on a 14,000 sq. ft. lot. The property carries RAC-CC zoning and was built in 1986.
Key Highlights
- 3,480 sq. ft. freestanding office building on a 14,000 sq. ft. lot
- Two separate wings with 9 private offices, reception, waiting areas, and conference space
- 15 on‑site parking spaces with front and rear access
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
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
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 - RAC-CC-zoned property offers separate office areas, on-site parking, and front and rear entry points.
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 $2,495,000.
What are key features of this property?
This property features: 3,480 sq. ft. freestanding office building on a 14,000 sq. ft. lot; Two separate wings with 9 private offices, reception, waiting areas, and conference space; 15 on‑site parking spaces with front and rear access
