Multi-Tenant Retail Center with
For Sale
Contact for pricing
Pending
3901 North Andrews Avenue, Oakland Park, FL 33309
Small-suite retail center with 160 feet of direct frontage on a high-traffic Andrews Ave corridor in Oakland Park.
Property Size8,694 SF
Lot Size0.47 Acres
Days on Market81
Property Features for 3901 North Andrews Avenue
General Information
Standard status
Pending
Size
8,694 SF
Total Parking Spaces
35
Lot size
0.47 Acres
Property subtype
Retail
Zoning
B-1 - COMMUNITY BUSINESS
Occupancy
90%
Lease Type
Gross
Investment Type
Value Add
Site & Location
Traffic Count
24,000 vehicles/day
Road Access
Yes
Additional Details
Cap Rate
7%
Building Details
Year Built
1969
Tenancy
Multi
Listing Agency:
Triumphant Commercial Group
Listed By:
Cleveland Sainpreux · License #BK3418648
Source:
Crexi
Added: Jun 9
Changed: Aug 21
Last Checked: Aug 14 at 7:05AM
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 Triumphant Commercial Group
Investment Insights
Based on property information with market context.
Angel Flower Plaza is an approximately 8,694 SF multi-tenant retail center on about 0.47 acres, offering a small-suite layout designed for neighborhood service-oriented tenants. The property features 160 feet of direct frontage on N. Andrews Avenue, providing street-level presence for ongoing retail activity.
The center sits along N. Andrews Avenue, a corridor averaging +/-24,000 vehicles per day. Angel Flower Plaza is located in Oakland Park and is positioned minutes from Downtown Fort Lauderdale, Fort Lauderdale Executive Airport, and Chase Stadium, supporting convenient access for customers and staff.
This is a value-add retail offering for buyers seeking an income-oriented small-suite format. The provided materials describe an in-place 7.00% cap rate and a 9.38% pro forma cap rate by Year 3, with seller financing available. The asset’s neighborhood retail configuration may appeal to operators looking for space tailored to service-focused tenants within a retail center setting.
The center sits along N. Andrews Avenue, a corridor averaging +/-24,000 vehicles per day. Angel Flower Plaza is located in Oakland Park and is positioned minutes from Downtown Fort Lauderdale, Fort Lauderdale Executive Airport, and Chase Stadium, supporting convenient access for customers and staff.
This is a value-add retail offering for buyers seeking an income-oriented small-suite format. The provided materials describe an in-place 7.00% cap rate and a 9.38% pro forma cap rate by Year 3, with seller financing available. The asset’s neighborhood retail configuration may appeal to operators looking for space tailored to service-focused tenants within a retail center setting.
Key Highlights
- 8,694 SF multi‑tenant retail center on approx. 0.47 acres
- 160 feet of direct frontage on N. Andrews Ave with +/-24,000 vehicles per day
- Small‑suite layout serving service‑oriented local neighborhood retail tenants
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
$147,009
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
8.65%
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%
$2,940,180
$2.9M
Cap Rate 7%
$2,100,129
$2.1M
Cap Rate 9%
$1,633,433
$1.6M
Market Conditions
NOI Build-Up for 8,694 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
$229.5K $26.40/SF
− Vacancy
−$19.5K −$2.24/SF
EGI
$210.0K $24.16/SF
− OpEx
−$63.0K −$7.25/SF
NOI
$147.0K $16.91/SF
Area
Broward County, FL
Vacancy
8.50%
Lease Rate
$26.40 /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%
$2,940,180
Cap Rate 7%
$2,100,129
Cap Rate 9%
$1,633,433
Alternative Uses
Best Use
Retail
$2.10M
$1.84M – $2.45M
NOI $147,009 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.41M
$3.86M – $5.15M
NOI $308,758 @ 7.0% cap · market cap 18.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,457
Businesses Nearby
66k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Groceries 14%
Home Improvements & Furnishings 1%
Dollar Tree
Shops & Services
17,989 visits/mo
0.4 miles
Bravo Supermarkets
Groceries
9,550 visits/mo
0.4 miles
Bank of America
Shops & Services
8,647 visits/mo
0.4 miles
7-Eleven
Shops & Services
6,539 visits/mo
0.1 miles
Marathon
Shops & Services
5,050 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- East Oakland Plaza by JPM Oakland — 20 E Oakland Park Blvd, Oakland Park, FL 33334
- 840 Plaza — 840 E Oakland Park Blvd, Oakland Park, FL 33334
- Credit express — 830 E Oakland Park Blvd, Oakland Park, FL 33334
- L.A. Shops — 79-199 E Oakland Park Blvd, Oakland Park, FL 33334
- 3400 Andrews Shops — 494222480010, Oakland Park, FL 33334
Frequently Asked Questions
What type of property is this?
Shopping center - Small-suite retail center with 160 feet of direct frontage on a high-traffic Andrews Ave corridor in Oakland Park.
Where is this shopping center located?
The property is located at 3901 North Andrews Avenue Oakland Park, 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: 8,694 SF multi‑tenant retail center on approx. 0.47 acres; 160 feet of direct frontage on N. Andrews Ave with +/-24,000 vehicles per day; Small‑suite layout serving service‑oriented local neighborhood retail tenants
