Remodeled Flex Space with
New
For Sale
$850,000
2195 N ANDREWS Avenue #13, Pompano Beach, FL 33069
Remodeled unit combines professional office, showroom, and warehouse functions under I-1 zoning.
Property Size1,338 SF
Days on Market2
Property Features for 2195 N ANDREWS Avenue #13
General Information
Standard status
Active
Size
1,338 SF
Total Parking Spaces
4
Zoning
I-1
Taxes and HOA fees
Annual Taxes
$6,635
Building Details
Building Size
1,338 SF
Year Built
1984
Stories
1
Listing Agency:
Charles Rutenberg Realty FTL
Listed By:
Jose M Osorio
(954) 695-7211
Source:
Laerrealty
Added: Sep 2
Last Checked: Sep 2 at 2:23PM
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 condominium unit combines finished office and showroom areas with a double-height warehouse component. The front portion includes several office spaces, display area, and a kitchenette, while two A/C units serve the property. Warehouse functionality includes an electric overhead door and substantial vertical storage capacity. Space above the office was incorporated into the original design and may support a future mezzanine, subject to applicable approvals.
The property is located in Broward County near I-95, Copans Road, and Andrews Ave. It is part of a secure complex with abundant parking. Built in 1984 and fully remodeled, the unit is suited to businesses seeking office, showroom, and warehouse functions in one configuration. Automotive mechanical and auto body shop uses are not permitted; other uses remain subject to I-1 zoning and required approvals.
The property is located in Broward County near I-95, Copans Road, and Andrews Ave. It is part of a secure complex with abundant parking. Built in 1984 and fully remodeled, the unit is suited to businesses seeking office, showroom, and warehouse functions in one configuration. Automotive mechanical and auto body shop uses are not permitted; other uses remain subject to I-1 zoning and required approvals.
Key Highlights
- Fully remodeled flex condominium unit at 2195 N ANDREWS Avenue, #13
- Office, showroom, kitchenette, and double‑height warehouse configuration
- Electric overhead door with clear‑height warehouse storage capacity
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,570
Businesses Nearby
Balanced
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 - Remodeled unit combines professional office, showroom, and warehouse functions under I-1 zoning.
Where is this flex space located?
The property is located at 2195 N ANDREWS Avenue #13 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: Fully remodeled flex condominium unit at 2195 N ANDREWS Avenue, #13; Office, showroom, kitchenette, and double‑height warehouse configuration; Electric overhead door with clear‑height warehouse storage capacity
