Flex Building with Fenced
For Sale
Contact for pricing
4343 N Andrews Ave, Fort Lauderdale, FL 33309
B-1-zoned commercial property with a flexible layout, updated roofing, and four newer air conditioning units.
Property Size9,100 SF
Lot Size0.36 Acres
Price / SF$236.26
Days on Market112
Property Features for 4343 N Andrews Ave
General Information
Standard status
Active
Size
9,100 SF
Lot size
0.36 Acres
Property subtype
Retail
Zoning
B-1
Investment Type
Owner/User
Additional Details
Fenced Yard
Yes
Amenities
two fenced-in lots
new roof
four new air conditioning units
Building Details
Buildings
1
Building Size
9,100 SF
Listing Agency:
RE/MAX 5 Star Realty
(954) 453-1000
Listed By:
John DeMarco · License #BK3134747
Source:
Crexi
Added: May 14
Changed: Sep 1
Last Checked: Sep 1 at 9:46AM
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 RE/MAX 5 Star Realty
Investment Insights
Based on property information with market context.
This 9,100 SF flex building occupies a 15,600 SF lot and offers a layout suited to retail, industrial, and office functions. The property includes two fenced-in lots, a new roof, and four new air conditioning units, providing a combination of enclosed space and secured outdoor areas.
Located at 4343 N Andrews Ave in Fort Lauderdale, the property carries B-1 zoning. The zoning supports most retail and commercial uses, including automotive services and restaurants. The property is also within the Oakland Park CRA, where grants of up to $35,000 are available.
Located at 4343 N Andrews Ave in Fort Lauderdale, the property carries B-1 zoning. The zoning supports most retail and commercial uses, including automotive services and restaurants. The property is also within the Oakland Park CRA, where grants of up to $35,000 are available.
Key Highlights
- 9,100 SF building on a 15,600 SF lot
- Two fenced‑in lots provide secured outdoor areas
- New roof and four new air conditioning units
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
$162,099
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
7.54%
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%
$3,241,980
$3.2M
Cap Rate 7%
$2,315,700
$2.3M
Cap Rate 9%
$1,801,100
$1.8M
Market Conditions
NOI Build-Up for 9,100 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
$251.2K $27.60/SF
− Vacancy
−$19.6K −$2.15/SF
EGI
$231.6K $25.45/SF
− OpEx
−$69.5K −$7.63/SF
NOI
$162.1K $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%
$3,241,980
Cap Rate 7%
$2,315,700
Cap Rate 9%
$1,801,100
Alternative Uses
Best Use
Retail
$2.32M
$2.03M – $2.70M
NOI $162,099 @ 7.0% cap · market cap 7.54%
Second Best
Flex RnD
$2.01M
$1.76M – $2.34M
NOI $140,413 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$6.12M
$5.35M – $7.13M
NOI $428,064 @ 7.0% cap · market cap 19.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,942
Businesses Nearby
Balanced
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - B-1-zoned commercial property with a flexible layout, updated roofing, and four newer air conditioning units.
Where is this flex space located?
The property is located at 4343 N Andrews Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 9,100 SF building on a 15,600 SF lot; Two fenced‑in lots provide secured outdoor areas; New roof and four new air conditioning units
