Flex Building With Outdoor
For Sale
$4,250,000
325 SW 26th Street, Fort Lauderdale, FL 33315
Two-story, high-end flex facility with permitted outdoor storage and ample on-site parking for fleet and marine-adjacent users.
Property Size10,064 SF
Lot Size0.76 Acres
Price / SF$425
Days on Market54
Property Features for 325 SW 26th Street
General Information
Standard status
Active
Size
10,064 SF
Total Parking Spaces
32
Lot size
0.76 Acres
Zoning
B-2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$60,763
Building Details
Building Size
10,064 SF
Year Built
2001
Stories
2
Listing Agency:
The Agency Florida LLC
(954) 837-3090
Listed By:
David Simonetta · License #3306180
(954) 837-3090
Source:
Laerrealty
Added: Jul 5
Changed: Aug 8
Last Checked: Aug 26 at 5:45AM
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 The Agency Florida LLC
Investment Insights
Based on property information with market context.
The property is a B-2 zoned marina-mile flex/industrial site featuring a two-story, 10,000 SF building with an estimated 5,000 SF per floor. The interior is described as high-end, and the offering also includes 10,000 SF of permitted outdoor yard and storage. Ample on-site parking supports day-to-day operations and customer or employee access.
The site is positioned minutes from Port Everglades, Fort Lauderdale International Airport, I-95, I-595, US-1, and the Turnpike, providing convenient regional connectivity for service providers, contractors, logistics users, and fleet-based operations.
This configuration is practical for tenants and buyers that need both enclosed space and functional outdoor area on the same premises. The combination of permitted yard/storage, two levels for operational flexibility, and parking makes the property well suited to marine operators, contractors, logistics companies, fleet-based businesses, and service users that benefit from outdoor staging alongside their core workspace.
The site is positioned minutes from Port Everglades, Fort Lauderdale International Airport, I-95, I-595, US-1, and the Turnpike, providing convenient regional connectivity for service providers, contractors, logistics users, and fleet-based operations.
This configuration is practical for tenants and buyers that need both enclosed space and functional outdoor area on the same premises. The combination of permitted yard/storage, two levels for operational flexibility, and parking makes the property well suited to marine operators, contractors, logistics companies, fleet-based businesses, and service users that benefit from outdoor staging alongside their core workspace.
Key Highlights
- 2001 two‑story 10,000 SF‑per‑floor building with a total of 110,000 SF on a +/- 33,000 SF B‑2 zoned site
- Permitted 10,000 SF outdoor yard/storage area for fleet and marine‑adjacent operations
- Ample on‑site parking to support fleet vehicles and service use
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
$154,300
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
3.63%
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%
$3,086,000
$3.1M
Cap Rate 7%
$2,204,286
$2.2M
Cap Rate 9%
$1,714,444
$1.7M
Market Conditions
NOI Build-Up for 10,000 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
$252.0K $25.20/SF
− Vacancy
−$14.6K −$1.46/SF
EGI
$237.4K $23.74/SF
− OpEx
−$83.1K −$8.31/SF
NOI
$154.3K $15.43/SF
Area
Fort Lauderdale, FL
Vacancy
5.80%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
35.00%
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%
$3,086,000
Cap Rate 7%
$2,204,286
Cap Rate 9%
$1,714,444
Alternative Uses
Best Use
Flex RnD
$2.20M
$1.93M – $2.57M
NOI $154,300 @ 7.0% cap · market cap 3.63%
Second Best
Industrial
$2.06M
$1.80M – $2.41M
NOI $144,396 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$6.72M
$5.88M – $7.84M
NOI $470,400 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,745
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-story, high-end flex facility with permitted outdoor storage and ample on-site parking for fleet and marine-adjacent users.
Where is this flex space located?
The property is located at 325 SW 26th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 2001 two‑story 10,000 SF‑per‑floor building with a total of 110,000 SF on a +/- 33,000 SF B‑2 zoned site; Permitted 10,000 SF outdoor yard/storage area for fleet and marine‑adjacent operations; Ample on‑site parking to support fleet vehicles and service use
