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4010 Powerline Road, Fort Lauderdale, FL 33309
Fully occupied retail center with small-format suites and NNN lease structures.
Property Size14,534 SF
Lot Size1.50 Acres
Price / SF$220.17
Days on Market5
Property Features for 4010 Powerline Road
General Information
Standard status
Active
Size
14,534 SF
Lot size
1.50 Acres
Property subtype
Retail
Occupancy
100%
Site & Location
Traffic Count
29,000 vehicles/day
Road Access
Yes
Building Details
Buildings
3
Tenancy
Multi
Parking Ratio
5.2 per 1,000 SF
Listing Agency:
Vision Real Estate Advisors
Listed By:
Elon Gerberg · License #BK3337333
Source:
Crexi
Added: Sep 9
Changed: Sep 12
Last Checked: Sep 12 at 2:25PM
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 Vision Real Estate Advisors
Investment Insights
Based on property information with market context.
This 14,534-square-foot neighborhood shopping center occupies a 1.5-acre site and comprises three buildings with nine retail units. Seven suites are under 2,200 square feet, including six measuring 700 square feet or less. The property is fully occupied, and all tenants operate under NNN leases. The tenant lineup includes Atlantic Food Store, Advance Security, Deliverance Church, ESS Employers, and Armstrong Insurance.
The middle building received a complete interior renovation and includes upgraded finishes, conference rooms, and a rear roll-up door. A glass tower extension provides elevated signage exposure. Positioned at 4010 Powerline Road in Fort Lauderdale, the center has 615 feet of street frontage, three site entrances, and parking at a ratio of 5.2 spaces per 1,000 RSF. Powerline Road carries nearly 29,000 vehicles per day, while 135,000 residents live within a 3-mile radius.
The middle building received a complete interior renovation and includes upgraded finishes, conference rooms, and a rear roll-up door. A glass tower extension provides elevated signage exposure. Positioned at 4010 Powerline Road in Fort Lauderdale, the center has 615 feet of street frontage, three site entrances, and parking at a ratio of 5.2 spaces per 1,000 RSF. Powerline Road carries nearly 29,000 vehicles per day, while 135,000 residents live within a 3-mile radius.
Key Highlights
- 14,534‑square‑foot retail center on a 1.5‑acre site
- Nine units across three buildings; seven are under 2,200 square feet
- Six suites measure 700 square feet or less
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
$258,895
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
8.09%
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%
$5,177,900
$5.2M
Cap Rate 7%
$3,698,500
$3.7M
Cap Rate 9%
$2,876,611
$2.9M
Market Conditions
NOI Build-Up for 14,534 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
$401.1K $27.60/SF
− Vacancy
−$31.3K −$2.15/SF
EGI
$369.8K $25.45/SF
− OpEx
−$111.0K −$7.63/SF
NOI
$258.9K $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%
$5,177,900
Cap Rate 7%
$3,698,500
Cap Rate 9%
$2,876,611
Alternative Uses
Best Use
Retail
$3.70M
$3.24M – $4.31M
NOI $258,895 @ 7.0% cap · market cap 8.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.77M
$8.55M – $11.39M
NOI $683,679 @ 7.0% cap · market cap 21.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
29,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,839
Businesses Nearby
106k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 34%
Home Improvements & Furnishings 33%
Dining 31%
Electronics 1%
Lowe's
Home Improvements & Furnishings
34,783 visits/mo
0.3 miles
7-Eleven
Shops & Services
16,852 visits/mo
0.4 miles
Wendy's
Dining
16,393 visits/mo
0.4 miles
Chevron
Shops & Services
9,202 visits/mo
0.5 miles
Denny's
Dining
9,057 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 Fort Lauderdale, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully occupied retail center with small-format suites and NNN lease structures.
Where is this shopping center located?
The property is located at 4010 Powerline Road Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 14,534‑square‑foot retail center on a 1.5‑acre site; Nine units across three buildings; seven are under 2,200 square feet; Six suites measure 700 square feet or less
