State-Certified Surgery
For Sale
$1,999,999
3109 Stirling Road, Fort Lauderdale, FL 33312
COMMERCIAL - Fort Lauderdale, FL
Property Size4,227 SF
Lot Size25.00 Acres
Price / SF$473.15
Days on Market3891
Property Features for 3109 Stirling Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Condo Of
Parking
25
Directions
ONE MILE WEST OF I-95 ON STIRLING RD.
Subdivision
3070
Standard status
Active
APN
504232ac0010
Size
4,227 SF
Lot size
25.00 Acres
Taxes and HOA fees
Tax Description
Emerald Lake Prof Center Lot:100 Blk:
Legal Description
Emerald Lake Prof Center Lot:100 Blk:
Utilities
Heating system
Zoned, Central, Electric (Heating)
Cooling system
Electric, Central Air, Zoned
Building Details
Year built
1992
Floors in Building
2
Number of units
1
Flooring type
Slate, Marble, Carpet, Tile
Building materials
CBS
Listing Agency:
Jack Keller Inc
(727) 586-1497
Listed By:
John E Keller · License #127800
(727) 586-1497
Added: Dec 22, 2015
Changed: Aug 4
Last Checked: Aug 17 at 10:06AM
MLS# F1371738
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 listing is for a state-certified surgery center that occupies approximately 25% of the entire building. The property includes multiple interior flooring types, including slate, marble, carpet, and tile, and is supported by central heating and central air conditioning with zoned electric systems.
The building construction is CBS and was built in 1992. The property is identified with a lot size of 25 acres and a total property size of 4,227 square feet, and it carries a “Condo Of” zoning designation.
As configured, the surgery center benefits from the building’s zoned heating and cooling systems and a mix of durable interior finishes suitable for medical use.
The building construction is CBS and was built in 1992. The property is identified with a lot size of 25 acres and a total property size of 4,227 square feet, and it carries a “Condo Of” zoning designation.
As configured, the surgery center benefits from the building’s zoned heating and cooling systems and a mix of durable interior finishes suitable for medical use.
Key Highlights
- State‑certified surgery center occupies approximately 25% of the entire building
- Total property size of 4,227 SF
- Lot size of 25 acres
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
$56,912
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
2.85%
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%
$1,138,240
$1.1M
Cap Rate 7%
$813,029
$813.0K
Cap Rate 9%
$632,356
$632.4K
Market Conditions
NOI Build-Up for 4,227 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
$101.4K $24.00/SF
− Vacancy
−$6.6K −$1.56/SF
EGI
$94.9K $22.44/SF
− OpEx
−$37.9K −$8.98/SF
NOI
$56.9K $13.46/SF
Area
Fort Lauderdale, FL
Vacancy
6.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,138,240
Cap Rate 7%
$813,029
Cap Rate 9%
$632,356
Alternative Uses
Best Use
Healthcare Medical
$813.0K
$711.4K – $948.5K
NOI $56,912 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.84M
$2.49M – $3.31M
NOI $198,838 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
829
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical center - State-certified surgery center occupies about a quarter of the building with central, zoned HVAC throughout.
Where is this medical center located?
The property is located at 3109 Stirling Road Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: State‑certified surgery center occupies approximately 25% of the entire building; Total property size of 4,227 SF; Lot size of 25 acres
