Mixed-Use Redevelopment
For Sale
$3,990,000
413 S Federal Highway, Dania Beach, FL 33004
Block-scale mixed-use residential and office property with three folios generating over $130,000 in gross yearly income.
Property Size7,890 SF
Lot Size0.50 Acres
Days on Market40
Property Features for 413 S Federal Highway
General Information
Standard status
Active
Size
7,890 SF
Lot size
0.50 Acres
Zoning
SFED-MU
Taxes and HOA fees
Annual Taxes
$17,195
Building Details
Building Size
7,890 SF
Year Built
1972
Listing Agency:
Lerer Realty Of Florida
(305) 728-9806
Listed By:
Mikhael Lerer
(305) 728-9806
Source:
Laerrealty
Added: Jul 4
Changed: Aug 8
Last Checked: Aug 11 at 4:46AM
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 Lerer Realty Of Florida
Investment Insights
Based on property information with market context.
This block-scale mixed-use property at 405-421 S Federal Highway consists of residential and office uses and currently generates over $130,000 in gross yearly income, with three separate folios: 514203170010, 514203170020, and 514203170030.
The offering is positioned within the S Federal Highway corridor redevelopment area described in the Dania Beach city plan, with SFED-MU zoning noted as “very liberal” for redevelopment and use. The remarks also cite close proximity to the airport and the Port of Everglades, as well as newly redeveloped Dania Pointe.
Attachments are referenced with the offering materials for additional detail. This is a for-sale transaction and the owner states they are eager to sell and will consider reasonable offers.
The offering is positioned within the S Federal Highway corridor redevelopment area described in the Dania Beach city plan, with SFED-MU zoning noted as “very liberal” for redevelopment and use. The remarks also cite close proximity to the airport and the Port of Everglades, as well as newly redeveloped Dania Pointe.
Attachments are referenced with the offering materials for additional detail. This is a for-sale transaction and the owner states they are eager to sell and will consider reasonable offers.
Key Highlights
- Block‑scale mixed‑use residential/office property at 405‑421 S Federal Highway in Dania Beach
- Approx. half‑acre lot with Year Built 1972
- Includes three folios: 514203170010, 514203170020, 514203170030
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
$209,124
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
5.24%
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%
$4,182,480
$4.2M
Cap Rate 7%
$2,987,486
$3.0M
Cap Rate 9%
$2,323,600
$2.3M
Market Conditions
NOI Build-Up for 7,890 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
$359.8K $45.60/SF
− Vacancy
−$81.0K −$10.26/SF
EGI
$278.8K $35.34/SF
− OpEx
−$69.7K −$8.84/SF
NOI
$209.1K $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%
$4,182,480
Cap Rate 7%
$2,987,486
Cap Rate 9%
$2,323,600
Alternative Uses
Best Use
Office B
$2.99M
$2.61M – $3.49M
NOI $209,124 @ 7.0% cap · market cap 5.24%
Second Best
Mixed Use
$1.94M
$1.70M – $2.27M
NOI $136,103 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$4.00M
$3.50M – $4.67M
NOI $280,205 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,491
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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?
Mixed-use property - Block-scale mixed-use residential and office property with three folios generating over $130,000 in gross yearly income.
Where is this mixed-use property located?
The property is located at 413 S Federal Highway Dania Beach, FL.
What is the asking price?
The asking price for this property is $3,990,000.
What are key features of this property?
This property features: Block‑scale mixed‑use residential/office property at 405‑421 S Federal Highway in Dania Beach; Approx. half‑acre lot with Year Built 1972; Includes three folios: 514203170010, 514203170020, 514203170030
