Freestanding Building on Federal
For Sale
Contact for pricing
411 S Federal Hwy, Deerfield Beach, FL 33441
Freestanding building suitable for office or medical use.
Property Size4,100 SF
Price / SF$584.15
Days on Market161
Property Features for 411 S Federal Hwy
General Information
Standard status
Active
Size
4,100 SF
Class
B
Total Parking Spaces
14
Property subtype
Office
Zoning
B-2
Investment Type
Owner/User
Building Details
Buildings
1
Stories
1
Listing Agency:
RE/MAX Consultants Realty 1
(954) 830-1816
Listed By:
James Welch · License #FL BK302946
Source:
Crexi
Added: Mar 9
Changed: Aug 15
Last Checked: Aug 14 at 8:49AM
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 RE/MAX Consultants Realty 1
Investment Insights
Based on property information with market context.
This freestanding building is located on a busy section of Federal Highway in Deerfield Beach, Florida. The property is suitable for conventional office or medical use. The interior layout includes 11 offices or exam rooms, a reception and waiting area, a large administrative area, and a private conference room. It also features 3 bathrooms and a breakroom. The building has a total size of 4100 square feet.
Key Highlights
- Freestanding building on busy Federal Highway.
- Buildout suitable for both conventional office and medical use.
- Includes 11 offices/exam rooms.
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
$108,671
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
4.54%
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%
$2,173,420
$2.2M
Cap Rate 7%
$1,552,443
$1.6M
Cap Rate 9%
$1,207,456
$1.2M
Market Conditions
NOI Build-Up for 4,100 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
$187.0K $45.60/SF
− Vacancy
−$42.1K −$10.26/SF
EGI
$144.9K $35.34/SF
− OpEx
−$36.2K −$8.84/SF
NOI
$108.7K $26.51/SF
Area
Broward County, FL
Vacancy
22.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
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%
$2,173,420
Cap Rate 7%
$1,552,443
Cap Rate 9%
$1,207,456
Alternative Uses
Best Use
Office B
$1.55M
$1.36M – $1.81M
NOI $108,671 @ 7.0% cap · market cap 4.54%
Second Best
Healthcare Medical
$771.7K
$675.3K – $900.4K
NOI $54,022 @ 7.0% cap · market cap 2.26%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,607 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,418
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33441, FL
29,311
Population
15,225
Households
1.9
Avg Household Size
43
Median Age
28%
College-Educated
88%
High-School Grad
4.8 sq mi
ZIP Area
6,106
Density / Sq Mi
$57,257
Median Household Income
$35,163
Median Earnings
$1,544
Median Rent
$381,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Freestanding building suitable for office or medical use.
Where is this medical office space located?
The property is located at 411 S Federal Hwy Deerfield Beach, FL.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: Freestanding building on busy Federal Highway.; Buildout suitable for both conventional office and medical use.; Includes **11 offices/exam rooms.**
