Mixed-Use Property with Retail &
For Sale
$1,700,000
3321 33rd Street, Fort Lauderdale, FL 33308
Two ground-floor commercial spaces pair with upper-level residential apartments, plus assigned parking for tenants and customers.
Property Size7,087 SF
Price / SF$239.88
Days on Market229
Property Features for 3321 33rd Street
General Information
Standard status
Active
Size
7,087 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$17,694
Amenities
Central Air
3
CB
Parking.
4 Parking Spaces. Assigned Parking Space.
Building Details
Year Built
1974
Listing Agency:
The Cove Guspav Realty
(954) 275-0298
Listed By:
Gustavo Pavone · License #3459460
(954) 275-0298
Source:
Xome
Added: Dec 26, 2025
Changed: Aug 8
Last Checked: Aug 11 at 5:01AM
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 Cove Guspav Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines two ground-floor commercial spaces with residential apartments on the upper level. The configuration supports a live-and-work layout for an owner-occupant or a diversified income approach for an investor, with each floor functioning as distinct rental space.
The property is located in Fort Lauderdale, described as minutes from the beach and major roadways, with nearby dining and shopping.
The offering includes assigned parking, providing dedicated convenience for both residents and commercial tenants.
The property is located in Fort Lauderdale, described as minutes from the beach and major roadways, with nearby dining and shopping.
The offering includes assigned parking, providing dedicated convenience for both residents and commercial tenants.
Key Highlights
- Two ground‑floor commercial spaces with upper‑level residential apartments in a mixed‑use setup
- Zoned CB
- Central air cooling
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
$126,241
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
7.43%
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%
$2,524,820
$2.5M
Cap Rate 7%
$1,803,443
$1.8M
Cap Rate 9%
$1,402,678
$1.4M
Market Conditions
NOI Build-Up for 7,087 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
$195.6K $27.60/SF
− Vacancy
−$15.3K −$2.15/SF
EGI
$180.3K $25.45/SF
− OpEx
−$54.1K −$7.63/SF
NOI
$126.2K $17.81/SF
Area
Fort Lauderdale, FL
Vacancy
7.80%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
30.00%
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%
$2,524,820
Cap Rate 7%
$1,803,443
Cap Rate 9%
$1,402,678
Alternative Uses
Best Use
Retail
$1.80M
$1.58M – $2.10M
NOI $126,241 @ 7.0% cap · market cap 7.43%
Second Best
Mixed Use
$1.55M
$1.36M – $1.81M
NOI $108,750 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$4.76M
$4.17M – $5.56M
NOI $333,372 @ 7.0% cap · market cap 19.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,040
Businesses Nearby
Explore this area
Business Placement
Demographics for 33308, FL
29,519
Population
23,230
Households
1.3
Avg Household Size
57
Median Age
56%
College-Educated
96%
High-School Grad
4.6 sq mi
ZIP Area
6,417
Density / Sq Mi
$83,413
Median Household Income
$58,600
Median Earnings
$1,850
Median Rent
$536,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two ground-floor commercial spaces pair with upper-level residential apartments, plus assigned parking for tenants and customers.
Where is this mixed-use property located?
The property is located at 3321 33rd Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Two ground‑floor commercial spaces with upper‑level residential apartments in a mixed‑use setup; Zoned CB; Central air cooling
