Free-Standing Office
For Sale
$900,000
220 SW 16th Street, Dania Beach, FL 33004
SINGLE_FAMILY - Dania Beach, FL
Property Size2,054 SF
Lot Size0.17 Acres
Price / SF$438.17
Days on Market138
Property Features for 220 SW 16th Street
General Information
Property type
Residential
Property subtype
Office
Zoning
RO
Parking
12
Security features
Security
Lot features
Sidewalks
Directions
I-95 TO SHERIDAN ST, GO EAST TO US-1 (FEDERAL HWY), MAKE A U-TURN TO PROPERTY ON RIGHT (NORTH SIDE), PLEASE NOTE SHARP TURN INTO DRIVEWAY TO PARKING IN THE BACK. ***PROPERTY FRONTS SHERIDAN ST***
Subdivision
3020
Standard status
Active
APN
514203103030
Size
2,054 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
NORTH HOLLYWOOD 4-1 B LOT 9 LESS S 15 FOR R/W BLK 26
Tax Annual Amount
8149
Legal Description
NORTH HOLLYWOOD 4-1 B LOT 9 LESS S 15 FOR R/W BLK 26
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1923
Floors in Building
2
Number of units
1
Building materials
Frame
Roof type
Composition, Shingle
Listing Agency:
The Keyes Company
(561) 750-1000
Listed By:
Federico Rochwerger PA · License #3014927
(561) 866-9616
Added: Mar 30
Changed: Aug 5
Last Checked: Aug 14 at 8:06PM
MLS# B26009804
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 free-standing commercial building at 220 SW 16th Street in Dania Beach, FL totals 2,054 square feet and is currently configured as office space. The existing layout includes a reception area, conference room, kitchenette, eight private offices, and three bathrooms. The property has 10 marked parking spaces.
The building has Sheridan Street frontage and is described as providing exposure to 32,500 trips per day (2025 FDOT AADT). The property is zoned RO. The current tenancy is split between two tenants, and the leases can be terminated any time with notice.
For use as office, the seller indicates a change of use from single family to office will need to be completed. The listing also notes potential uses including professional office, vacation and short-term rentals, and residential.
The building has Sheridan Street frontage and is described as providing exposure to 32,500 trips per day (2025 FDOT AADT). The property is zoned RO. The current tenancy is split between two tenants, and the leases can be terminated any time with notice.
For use as office, the seller indicates a change of use from single family to office will need to be completed. The listing also notes potential uses including professional office, vacation and short-term rentals, and residential.
Key Highlights
- 2,054 SF free‑standing commercial building with Sheridan Street frontage on a frame construction lot
- Zoned RO; potential uses listed include professional office, vacation/short‑term rentals, and residential
- Great exposure with 32,500 trips/day (2025 FDOT AADT) along Sheridan Street
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
$54,441
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
6.05%
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%
$1,088,820
$1.1M
Cap Rate 7%
$777,729
$777.7K
Cap Rate 9%
$604,900
$604.9K
Market Conditions
NOI Build-Up for 2,054 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
$93.7K $45.60/SF
− Vacancy
−$21.1K −$10.26/SF
EGI
$72.6K $35.34/SF
− OpEx
−$18.1K −$8.84/SF
NOI
$54.4K $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%
$1,088,820
Cap Rate 7%
$777,729
Cap Rate 9%
$604,900
Alternative Uses
Best Use
Office B
$777.7K
$680.5K – $907.4K
NOI $54,441 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.04M
$911.8K – $1.22M
NOI $72,946 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
32,500 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,282
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Zoned RO free-standing building configured with an office layout and 10 marked parking spaces.
Where is this office building located?
The property is located at 220 SW 16th Street Dania Beach, FL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 2,054 SF free‑standing commercial building with Sheridan Street frontage on a frame construction lot; Zoned RO; potential uses listed include professional office, vacation/short‑term rentals, and residential; Great exposure with 32,500 trips/day (2025 FDOT AADT) along Sheridan Street
