Oakland Park Mixed-Use
For Sale
$2,690,000
4087-4095 N Andrews Ave, Oakland Park, FL 33309
Mixed-use property with retail and residential units in Oakland Park.
Property Size9,188 SF
Price / SF$292.77
Days on Market101
Property Features for 4087-4095 N Andrews Ave
General Information
Standard status
Active
Size
9,188 SF
Listing Agency:
Beachfront Realty Inc
(305) 405-0615
Listed By:
Gustavo Galindo · License #3310039
Source:
Mymiahomes
Added: May 20
Changed: Aug 23
Last Checked: Aug 26 at 10:40AM
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 Beachfront Realty Inc
Investment Insights
Based on property information with market context.
This mixed-use property in Oakland Park presents an investment opportunity, featuring three retail storefronts and seven residential apartment units. The property is fully leased, offering immediate cash flow. Future rent adjustments may provide upside potential. The location offers visibility and frontage along N Andrews Ave, with traffic exposure and access to I-95, Downtown Fort Lauderdale, Wilton Manors, and surrounding redevelopment areas. The property includes 22 parking spaces and B-1 zoning. The location is on a corner. The bike score is 74, indicating it is very bikeable. The walk score is 84, indicating it is very walkable. The transit score is 38, indicating some transit options are available.
Key Highlights
- Fully leased mixed‑use property with diversified income.
- Immediate cash flow with strong upside potential.
- Excellent visibility and frontage on N Andrews Ave.
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
$158,493
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
5.89%
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%
$3,169,860
$3.2M
Cap Rate 7%
$2,264,186
$2.3M
Cap Rate 9%
$1,761,033
$1.8M
Market Conditions
NOI Build-Up for 9,188 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
$275.6K $30.00/SF
− Vacancy
−$22.1K −$2.40/SF
EGI
$253.6K $27.60/SF
− OpEx
−$95.1K −$10.35/SF
NOI
$158.5K $17.25/SF
Area
Broward County, FL
Vacancy
8.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,169,860
Cap Rate 7%
$2,264,186
Cap Rate 9%
$1,761,033
Alternative Uses
Best Use
Mixed Use
$2.26M
$1.98M – $2.64M
NOI $158,493 @ 7.0% cap · market cap 5.89%
Second Best
Retail
$2.22M
$1.94M – $2.59M
NOI $155,362 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$4.66M
$4.08M – $5.44M
NOI $326,302 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,126
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail and residential units in Oakland Park.
Where is this mixed-use property located?
The property is located at 4087-4095 N Andrews Ave Oakland Park, FL.
What is the asking price?
The asking price for this property is $2,690,000.
What are key features of this property?
This property features: Fully leased mixed‑use property with diversified income.; Immediate cash flow with strong upside potential.; Excellent visibility and frontage on N Andrews Ave.
