Renovated Office Unit with New
For Sale
$930,000
2890 W State Road 84 113, Fort Lauderdale, FL 33312
Turnkey renovated office space with a bright open layout, premium finishes, new A/C, and ample parking.
Property Size2,073 SF
Price / SF$448.63
Days on Market74
Property Features for 2890 W State Road 84 113
General Information
Standard status
Active
Size
2,073 SF
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
2006
Listing Agency:
The Keyes Company
(937) 725-8645
Listed By:
William Spencer Carey · License #3300338
Source:
Mymiahomes
Added: Jun 15
Changed: Aug 26
Last Checked: Aug 26 at 10:42AM
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 The Keyes Company
Investment Insights
Based on property information with market context.
This renovated commercial office unit offers a bright, open layout designed for professional use, with premium, fully updated interior finishes throughout. The space is described as turnkey, and it includes a brand new air conditioning system installed in 02/2026, supporting immediate occupancy and day-to-day comfort.
Accessibility is a key feature, with the property located just minutes from major highways and Fort Lauderdale-Hollywood International Airport. The surrounding area is also noted for proximity to marinas and beaches, supporting a convenient commute and easy access for employees and clients.
For tenants, buyers, or operators looking for an office configuration that is ready to go, the combination of a modern buildout, bright layout, and new mechanicals can reduce near-term capital work. Ample parking and excellent visibility are also highlighted in the provided materials, which may support client access and day-to-day operations for a range of professional and commercial activities.
Accessibility is a key feature, with the property located just minutes from major highways and Fort Lauderdale-Hollywood International Airport. The surrounding area is also noted for proximity to marinas and beaches, supporting a convenient commute and easy access for employees and clients.
For tenants, buyers, or operators looking for an office configuration that is ready to go, the combination of a modern buildout, bright layout, and new mechanicals can reduce near-term capital work. Ample parking and excellent visibility are also highlighted in the provided materials, which may support client access and day-to-day operations for a range of professional and commercial activities.
Key Highlights
- Renovated commercial office space with a bright, open layout and premium finishes
- Year built: 2006
- Brand new AC installed 02/2026
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
$59,553
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
6.40%
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%
$1,191,060
$1.2M
Cap Rate 7%
$850,757
$850.8K
Cap Rate 9%
$661,700
$661.7K
Market Conditions
NOI Build-Up for 2,073 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
$94.5K $45.60/SF
− Vacancy
−$15.1K −$7.30/SF
EGI
$79.4K $38.30/SF
− OpEx
−$19.9K −$9.58/SF
NOI
$59.6K $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%
$1,191,060
Cap Rate 7%
$850,757
Cap Rate 9%
$661,700
Alternative Uses
Best Use
Office B
$850.8K
$744.4K – $992.6K
NOI $59,553 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.39M
$1.22M – $1.63M
NOI $97,514 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
996
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
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 - Turnkey renovated office space with a bright open layout, premium finishes, new A/C, and ample parking.
Where is this office units located?
The property is located at 2890 W State Road 84 113 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $930,000.
What are key features of this property?
This property features: Renovated commercial office space with a bright, open layout and premium finishes; Year built: 2006; Brand new AC installed 02/2026
