Small-Bay Industrial Warehouse
For Sale
Contact for pricing
3560 Nw 10th Ave, Fort Lauderdale, FL 33309
Nine thousand-plus square feet of small-bay warehouse space on an industrial lot with eight functional units.
Property Size9,315 SF
Lot Size0.38 Acres
Price / SF$246.91
Days on Market48
Property Features for 3560 Nw 10th Ave
General Information
Standard status
Active
Size
9,315 SF
Lot size
0.38 Acres
Property subtype
INDUSTRIAL
Building Details
Tenancy
Multi
Listing Agency:
Porosoff Partners
(305) 733-6066
Listed By:
Javier Ubeda · License #3358462
(305) 766-1864
Source:
Moodyscre
Added: Jul 20
Changed: Aug 14
Last Checked: Sep 4 at 6:26PM
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 Porosoff Partners
Investment Insights
Based on property information with market context.
This property totals 9,315 square feet across eight functional small-bay industrial units. The offering provides a structured tenant setup within a single industrial lot, supporting multiple independent spaces under one roof.
The asset is situated on a 16,337 square foot industrial lot at 3560 NW 10th Ave, Fort Lauderdale, FL 33309. The current configuration is described as a small-bay industrial supply product, with strong tenant demand noted in the remarks.
The property also includes in-place income of $136,229 annually, with stable tenancy and historically low turnover. The remarks further cite pro forma income of $184,229 based on rent adjustments to market.
The asset is situated on a 16,337 square foot industrial lot at 3560 NW 10th Ave, Fort Lauderdale, FL 33309. The current configuration is described as a small-bay industrial supply product, with strong tenant demand noted in the remarks.
The property also includes in-place income of $136,229 annually, with stable tenancy and historically low turnover. The remarks further cite pro forma income of $184,229 based on rent adjustments to market.
Key Highlights
- 9,315 SF total across eight functional small‑bay industrial units
- Located on a 16,337 SF industrial lot
- Annual in‑place income of $136,229
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
$154,738
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
6.73%
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%
$3,094,760
$3.1M
Cap Rate 7%
$2,210,543
$2.2M
Cap Rate 9%
$1,719,311
$1.7M
Market Conditions
NOI Build-Up for 9,315 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
$190.0K $20.40/SF
− Vacancy
−$8.0K −$0.86/SF
EGI
$182.0K $19.54/SF
− OpEx
−$27.3K −$2.93/SF
NOI
$154.7K $16.61/SF
Area
Fort Lauderdale, FL
Vacancy
4.20%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
15.00%
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%
$3,094,760
Cap Rate 7%
$2,210,543
Cap Rate 9%
$1,719,311
Alternative Uses
Best Use
Warehouse
$2.21M
$1.93M – $2.58M
NOI $154,738 @ 7.0% cap · market cap 6.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.26M
$5.48M – $7.30M
NOI $438,178 @ 7.0% cap · market cap 19.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,839
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33309, FL
37,642
Population
14,783
Households
2.5
Avg Household Size
39
Median Age
23%
College-Educated
85%
High-School Grad
9.7 sq mi
ZIP Area
3,881
Density / Sq Mi
$73,496
Median Household Income
$35,850
Median Earnings
$1,829
Median Rent
$309,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Nine thousand-plus square feet of small-bay warehouse space on an industrial lot with eight functional units.
Where is this warehouse located?
The property is located at 3560 Nw 10th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 9,315 SF total across eight functional small‑bay industrial units; Located on a 16,337 SF industrial lot; Annual in‑place income of $136,229
