Two-Unit Office/Retail
For Sale
$299,900
2455 E Sunrise Boulevard #801, Fort Lauderdale, FL 33304
Two-unit commercial property with an option for a 3-year leaseback to support an owner-occupied transition.
Property Size806 SF
Price / SF$372.08
Days on Market80
Property Features for 2455 E Sunrise Boulevard #801
General Information
Standard status
Active
Size
806 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,363
Amenities
Central air
Carpet Flooring
Central Air Cooling
Central Heating
Covered
Electric Cooling
Electric Heating
Tar Gravel Roof
Building Details
Year Built
1973
Listing Agency:
RE/MAX EXPERIENCE
Listed By:
MICHAEL F CAMARDELLO · License #B26042261
(954) 649-6605
Source:
Corcoran
Added: Jun 18
Changed: Sep 4
Last Checked: Sep 4 at 3:45AM
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 RE/MAX EXPERIENCE
Investment Insights
Based on property information with market context.
This for-sale commercial property is configured as two separate units, offering flexibility for an owner who may wish to stay in one or both spaces. The offering includes an option for the owner to lease back the space for three years, with the owner stating they are flexible on how the arrangement can work. The property is also described as easy to show.
The building is located at 2455 E Sunrise Blvd in Fort Lauderdale, Florida. Interested parties can coordinate viewings directly with the listing contact.
For buyers or tenant-operators, the two-unit layout can support a variety of near-term strategies, including occupying one unit while leasing the other, or leasing both units as part of a longer hold. The stated leaseback option may also be relevant for structured transitions, allowing an owner-occupant to maintain presence for a defined period while completing the sale. Because the owner is flexible and the property is available for showing, it may be well suited for parties looking to discuss an occupancy plan during negotiations.
The building is located at 2455 E Sunrise Blvd in Fort Lauderdale, Florida. Interested parties can coordinate viewings directly with the listing contact.
For buyers or tenant-operators, the two-unit layout can support a variety of near-term strategies, including occupying one unit while leasing the other, or leasing both units as part of a longer hold. The stated leaseback option may also be relevant for structured transitions, allowing an owner-occupant to maintain presence for a defined period while completing the sale. Because the owner is flexible and the property is available for showing, it may be well suited for parties looking to discuss an occupancy plan during negotiations.
Key Highlights
- Two‑unit commercial property built in 1973
- Option for a 3‑year leaseback to support an owner‑occupied transition
- Owner flexible on leasing terms; easy to show
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
$23,155
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
7.72%
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%
$463,100
$463.1K
Cap Rate 7%
$330,786
$330.8K
Cap Rate 9%
$257,278
$257.3K
Market Conditions
NOI Build-Up for 806 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
$36.8K $45.60/SF
− Vacancy
−$5.9K −$7.30/SF
EGI
$30.9K $38.30/SF
− OpEx
−$7.7K −$9.58/SF
NOI
$23.2K $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%
$463,100
Cap Rate 7%
$330,786
Cap Rate 9%
$257,278
Alternative Uses
Best Use
Office B
$330.8K
$289.4K – $385.9K
NOI $23,155 @ 7.0% cap · market cap 7.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$541.6K
$473.9K – $631.9K
NOI $37,914 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,656
Businesses Nearby
Explore this area
Business Placement
Demographics for 33304, FL
19,978
Population
12,367
Households
1.6
Avg Household Size
46
Median Age
51%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
6,445
Density / Sq Mi
$84,951
Median Household Income
$55,527
Median Earnings
$1,727
Median Rent
$556,400
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?
Office units - Two-unit commercial property with an option for a 3-year leaseback to support an owner-occupied transition.
Where is this office units located?
The property is located at 2455 E Sunrise Boulevard #801 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit commercial property built in 1973; Option for a 3‑year leaseback to support an owner‑occupied transition; Owner flexible on leasing terms; easy to show
