Fort Lauderdale Retail/Office
For Sale
$3,277,000
2120 S Federal Hwy, Fort Lauderdale, FL 33316
Freestanding 3,300 SF building on a 0.28-acre corner lot.
Property Size3,333 SF
Price / SF$983.20
Days on Market277
Property Features for 2120 S Federal Hwy
General Information
Standard status
Active
Size
3,333 SF
Property subtype
Retail
Building Details
Building Size
3,333 SF
Year Built
2011
Listing Agency:
Berger Commercial Realty Corp - Fort Lauderdale
(305) 333-3544
Listed By:
Lawrence Oxenberg
(305) 333-3544
Source:
Corfac
Added: Nov 25, 2025
Changed: Aug 9
Last Checked: Aug 29 at 8:01AM
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 Berger Commercial Realty Corp - Fort Lauderdale
Investment Insights
Based on property information with market context.
Located along the U.S. 1 corridor in Fort Lauderdale, this commercial retail/office property offers a well-positioned space suitable for various professional uses. Constructed in 2011, the single-tenant, single-story building provides 3,300 square feet of space on a 0.28-acre corner lot. The building features reinforced concrete construction, 14-foot ceiling heights, and monument signage. It has 125 feet of direct frontage on Federal Highway, including a dedicated turn lane and curb cut. On-site parking is available for 15 vehicles, offering a ratio of approximately 4.35 spaces per 1,000 square feet. The property is zoned B-1 (Boulevard Business), making it suitable for retail, office, or healthcare uses. The location provides direct access to U.S. Highway 1 and proximity to major regional arterials such as SR 84, I-595, and I-95. Key demand drivers in the area include Port Everglades, Fort Lauderdale-Hollywood International Airport, and the Broward County Convention Center. The property is also near full-service hotels, financial institutions, governmental buildings, and national restaurant and retail chains. Served by multiple transit lines and located near Brightline and Tri-Rail commuter stations, the site has a Walk Score of 79. The building is adaptable for medical practices, legal offices, boutique financial services, and other high-touch professional or personal service operations. The property benefits from high traffic exposure, with 56,775 vehicles per day.
Key Highlights
- Prime location on heavily traveled U.S. 1 with high traffic volume (56,775 vehicles per day) and excellent visibility.
- Modern construction (2011) with reinforced concrete, 14‑foot ceilings, and modern finishes.
- Flexible layout adaptable for medical, legal, office, or retail uses.
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
$95,750
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
2.92%
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%
$1,915,000
$1.9M
Cap Rate 7%
$1,367,857
$1.4M
Cap Rate 9%
$1,063,889
$1.1M
Market Conditions
NOI Build-Up for 3,333 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
$152.0K $45.60/SF
− Vacancy
−$24.3K −$7.30/SF
EGI
$127.7K $38.30/SF
− OpEx
−$31.9K −$9.58/SF
NOI
$95.8K $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%
$1,915,000
Cap Rate 7%
$1,367,857
Cap Rate 9%
$1,063,889
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $95,750 @ 7.0% cap · market cap 2.92%
Second Best
Retail
$848.2K
$742.1K – $989.5K
NOI $59,371 @ 7.0% cap · market cap 1.81%
Theoretical Best
Office A
$2.24M
$1.96M – $2.61M
NOI $156,784 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,590
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?
Retail space - Freestanding 3,300 SF building on a 0.28-acre corner lot.
Where is this retail space located?
The property is located at 2120 S Federal Hwy Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $3,277,000.
What are key features of this property?
This property features: Prime location on heavily traveled U.S. 1 with high traffic volume (56,775 vehicles per day) and excellent visibility.; Modern construction (2011) with reinforced concrete, 14‑foot ceilings, and modern finishes.; Flexible layout adaptable for medical, legal, office, or retail uses.
