Creative Space with
For Sale
$2,650,000
3045 N Federal Hwy Unit 80, Fort Lauderdale, FL 33306
Flexible commercial interiors combine open work areas, executive space, and a prominent Fort Lauderdale corridor location.
Property Size4,557 SF
Price / SF$581.52
Days on Market47
Property Features for 3045 N Federal Hwy Unit 80
General Information
Standard status
Active
Size
4,557 SF
Site & Location
Corner Location
Yes
Traffic Count
80,000 vehicles/day
Amenities
Impact double entry doors
vaulted skylit ceilings
exposed beams
flexible workspace
reception
meeting atrium
loft meeting area
private executive office
Building Details
Year Built
1979
Stories
2
Listing Agency:
Coldwell Banker Realty
Listed By:
Danielle M Bastarache · License #F10499403
(954) 562-7198
Source:
Chenoregroup
Added: Jul 20
Changed: Aug 31
Last Checked: Sep 1 at 8:57PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 4,557 SF creative workspace was built in 1979 and designed by architect Dan Duckham. The interior includes impact double-entry doors, vaulted skylit ceilings, exposed beams, and a flexible arrangement suited to professional or customer-facing operations. The first floor contains reception, 10 workstations, and a meeting atrium, while the upper level adds 7 workstations, a loft meeting area, and a private executive office.
The property is located at the intersection of East Oakland Park Blvd and N Federal Hwy in Fort Lauderdale. The corridor records over 80,000 vehicles daily, and the address is minutes from Downtown, I-95, beaches, and walkable waterfront neighborhoods.
The property is located at the intersection of East Oakland Park Blvd and N Federal Hwy in Fort Lauderdale. The corridor records over 80,000 vehicles daily, and the address is minutes from Downtown, I-95, beaches, and walkable waterfront neighborhoods.
Key Highlights
- 4,557 SF creative workspace with flexible interior configuration
- First floor includes reception, 10 workstations, and a meeting atrium
- Upper level offers 7 workstations, loft meeting area, and private executive office
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
$130,913
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
4.94%
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%
$2,618,260
$2.6M
Cap Rate 7%
$1,870,186
$1.9M
Cap Rate 9%
$1,454,589
$1.5M
Market Conditions
NOI Build-Up for 4,557 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
$207.8K $45.60/SF
− Vacancy
−$33.2K −$7.30/SF
EGI
$174.6K $38.30/SF
− OpEx
−$43.6K −$9.58/SF
NOI
$130.9K $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%
$2,618,260
Cap Rate 7%
$1,870,186
Cap Rate 9%
$1,454,589
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,913 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,361 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
80,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
3,153
Businesses Nearby
Explore this area
Business Placement
Demographics for 33306, FL
3,526
Population
2,109
Households
1.7
Avg Household Size
53
Median Age
44%
College-Educated
96%
High-School Grad
0.9 sq mi
ZIP Area
3,918
Density / Sq Mi
$82,375
Median Household Income
$77,118
Median Earnings
$1,369
Median Rent
$469,800
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?
Creative space - Flexible commercial interiors combine open work areas, executive space, and a prominent Fort Lauderdale corridor location.
Where is this creative space located?
The property is located at 3045 N Federal Hwy Unit 80 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: 4,557 SF creative workspace with flexible interior configuration; First floor includes reception, 10 workstations, and a meeting atrium; Upper level offers 7 workstations, loft meeting area, and private executive office
