Flex Space in Retail
For Sale
$695,000
22-a-4631 N State Road 7, Coconut Creek, FL 33063
Versatile commercial suite suited to shop, office, service, professional, medical, or retail operations.
Property Size1,500 SF
Price / SF$463.33
Days on Market12
Property Features for 22-a-4631 N State Road 7
General Information
Standard status
Active
Size
1,500 SF
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$9,912
Listing Agency:
Dowell Realty, LLC
(954) 803-1587
Listed By:
Shangpyng Yen
(954) 803-1587
Source:
Exprealty
Added: Aug 1
Changed: Aug 12
Last Checked: Aug 12 at 5:19AM
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 Dowell Realty, LLC
Investment Insights
Based on property information with market context.
This 1,500 SF flex suite is located within Coral Creek Plaza at Unit 22A. The space supports a mix of shop, retail, professional, demonstration-exhibition, and service uses, with additional suitability for office, financial, and medical businesses.
The plaza occupies the northwest corner of Wiles Road and State Road 7, also identified as State Road 7 (441). Access is available from all directions of traffic, and the property is positioned within a high-traffic commercial intersection.
The plaza occupies the northwest corner of Wiles Road and State Road 7, also identified as State Road 7 (441). Access is available from all directions of traffic, and the property is positioned within a high-traffic commercial intersection.
Key Highlights
- 1, 500 S.F. flex space in Coral Creek Plaza
- Unit 22A at the northwest corner of Wiles Rd & State Rd. 7 (441)
- Suitable for shop, retail, professional, demo‑exhibition, and service 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
$39,758
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
5.72%
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%
$795,160
$795.2K
Cap Rate 7%
$567,971
$568.0K
Cap Rate 9%
$441,756
$441.8K
Market Conditions
NOI Build-Up for 1,500 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
$68.4K $45.60/SF
− Vacancy
−$15.4K −$10.26/SF
EGI
$53.0K $35.34/SF
− OpEx
−$13.3K −$8.84/SF
NOI
$39.8K $26.51/SF
Area
Broward County, FL
Vacancy
22.50%
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%
$795,160
Cap Rate 7%
$567,971
Cap Rate 9%
$441,756
Alternative Uses
Best Use
Office B
$568.0K
$497.0K – $662.6K
NOI $39,758 @ 7.0% cap · market cap 5.72%
Second Best
Flex RnD
$471.3K
$412.4K – $549.9K
NOI $32,994 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$761.0K
$665.9K – $887.9K
NOI $53,271 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,271
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33063, FL
56,296
Population
27,019
Households
2.1
Avg Household Size
45
Median Age
28%
College-Educated
89%
High-School Grad
8.2 sq mi
ZIP Area
6,865
Density / Sq Mi
$62,930
Median Household Income
$38,038
Median Earnings
$1,790
Median Rent
$270,100
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 - Versatile commercial suite suited to shop, office, service, professional, medical, or retail operations.
Where is this flex space located?
The property is located at 22-a-4631 N State Road 7 Coconut Creek, FL.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 1, 500 S.F. flex space in Coral Creek Plaza; Unit 22A at the northwest corner of Wiles Rd & State Rd. 7 (441); Suitable for shop, retail, professional, demo‑exhibition, and service uses
