Remodeled Flex Space with
New
For Sale
$850,000
2195 ANDREWS Avenue, Pompano Beach, FL 33069
Combined office, showroom, and warehouse configuration with kitchenette, air conditioning, and an electric overhead door.
Property Size1,338 SF
Price / SF$635.28
Days on Market4
Property Features for 2195 ANDREWS Avenue
General Information
Standard status
Active
Size
1,338 SF
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,635
Amenities
kitchenette
secure complex
3
4 Parking Spaces.
Building Details
Year Built
1984
Listing Agency:
Charles Rutenberg Realty FTL
(954) 396-3001
Listed By:
Jose Osorio
(954) 695-7211
Source:
Xome
Added: Aug 31
Changed: Sep 2
Last Checked: Sep 2 at 2:08PM
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 Charles Rutenberg Realty FTL
Investment Insights
Based on property information with market context.
This flex space combines remodeled office and showroom areas with a double-height warehouse component. The front portion includes multiple office areas, showroom space, a kitchenette, and two A/C units. Warehouse features include an electric overhead door and clear-height storage capacity. Space above the office area was designed for potential future mezzanine construction, subject to applicable approvals.
The property is located at 2195 Andrews Avenue in Pompano Beach, with access to I-95, Copans Road, and Andrews Avenue. The site includes 4 parking spaces and is within a secure complex. Automotive mechanical and auto body shop uses are not permitted; other uses remain subject to zoning and required approvals. The building was constructed in 1984.
The property is located at 2195 Andrews Avenue in Pompano Beach, with access to I-95, Copans Road, and Andrews Avenue. The site includes 4 parking spaces and is within a secure complex. Automotive mechanical and auto body shop uses are not permitted; other uses remain subject to zoning and required approvals. The building was constructed in 1984.
Key Highlights
- Remodeled flex space with office, showroom, and double‑height warehouse areas
- Electric overhead door and clear‑height warehouse storage
- Multiple office areas, showroom space, kitchenette, and two A/C units
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
$32,504
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
3.82%
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%
$650,080
$650.1K
Cap Rate 7%
$464,343
$464.3K
Cap Rate 9%
$361,156
$361.2K
Market Conditions
NOI Build-Up for 1,338 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
$48.2K $36.00/SF
− Vacancy
−$1.7K −$1.30/SF
EGI
$46.4K $34.70/SF
− OpEx
−$13.9K −$10.41/SF
NOI
$32.5K $24.29/SF
Area
Pompano Beach, FL
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
30.00%
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%
$650,080
Cap Rate 7%
$464,343
Cap Rate 9%
$361,156
Alternative Uses
Best Use
Retail
$464.3K
$406.3K – $541.7K
NOI $32,504 @ 7.0% cap · market cap 3.82%
Second Best
Office B
$377.3K
$330.1K – $440.1K
NOI $26,408 @ 7.0% cap · market cap 3.11%
Theoretical Best
Office A
$521.8K
$456.6K – $608.8K
NOI $36,527 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,238
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33069, FL
28,817
Population
16,052
Households
1.8
Avg Household Size
42
Median Age
32%
College-Educated
86%
High-School Grad
9.4 sq mi
ZIP Area
3,066
Density / Sq Mi
$57,462
Median Household Income
$35,725
Median Earnings
$1,685
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Combined office, showroom, and warehouse configuration with kitchenette, air conditioning, and an electric overhead door.
Where is this flex space located?
The property is located at 2195 ANDREWS Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Remodeled flex space with office, showroom, and double‑height warehouse areas; Electric overhead door and clear‑height warehouse storage; Multiple office areas, showroom space, kitchenette, and two A/C units
