Ground-Floor Office
For Sale
$499,000
Pending
4800 N State Rd 7, Lauderdale Lakes, FL
SINGLE_FAMILY - Lauderdale Lakes, FL
Property Size1,300 SF
Days on Market53
Property Features for 4800 N State Rd 7
General Information
Property type
Residential
Property subtype
Office
Zoning
OP
Parking
84
Security features
Security Lighting
Directions
From I-95, take Commercial Blvd (Exit 33) and head west approximately 3 miles to State Road 7 (US-441). Turn north on SR-7; property is just ahead on the 4800 block.
Subdivision
3550
Standard status
Pending
APN
494218ac0066
Size
1,300 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
HEADWAY CONDO UNIT F-107 PER AMCDO CIN #105836082
Tax Annual Amount
5617
Legal Description
HEADWAY CONDO UNIT F-107 PER AMCDO CIN #105836082
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Number of units
1
Flooring type
Tile, Carpet
Building materials
Block, CBS
Roof type
Composition
Listing Agency:
Compass Florida LLC
(561) 285-4794
Listed By:
Brad Kuskin · License #3333122
(561) 232-7899
Added: Jun 16
Changed: Jul 30
Last Checked: Aug 7 at 3:06AM
MLS# B26041898
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Ground-floor office condominium offering 1,300 SF of ground-level workspace. The interior layout includes multiple private offices, an open work area, reception space, and a private restroom. The unit is delivered vacant, with direct exterior entry for convenient access. The building is single-story and professionally maintained, constructed with block/CBS. Finishes include tile and carpet flooring, with central heating and central air. Public water and public sewer services are provided, and the roof is composition.
The property is located on the State Road 7 corridor at 4800 N State Rd 7 in Lauderdale Lakes, FL. Prominent corridor frontage supports visibility, and the site offers ample parking of over four spaces per 1,000 SF.
Built in 1984, this is a small, owner-occupant friendly office condominium format suited to medical, wellness, or professional uses where a ground-level, adaptable office layout is beneficial.
The property is located on the State Road 7 corridor at 4800 N State Rd 7 in Lauderdale Lakes, FL. Prominent corridor frontage supports visibility, and the site offers ample parking of over four spaces per 1,000 SF.
Built in 1984, this is a small, owner-occupant friendly office condominium format suited to medical, wellness, or professional uses where a ground-level, adaptable office layout is beneficial.
Key Highlights
- 1,300 SF ground‑floor office condominium with multiple private offices
- Direct exterior entry for convenient access
- Reception, open work area, and private restroom within the unit
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
$34,457
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
6.91%
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%
$689,140
$689.1K
Cap Rate 7%
$492,243
$492.2K
Cap Rate 9%
$382,856
$382.9K
Market Conditions
NOI Build-Up for 1,300 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
$59.3K $45.60/SF
− Vacancy
−$13.3K −$10.26/SF
EGI
$45.9K $35.34/SF
− OpEx
−$11.5K −$8.84/SF
NOI
$34.5K $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%
$689,140
Cap Rate 7%
$492,243
Cap Rate 9%
$382,856
Alternative Uses
Best Use
Office B
$492.2K
$430.7K – $574.3K
NOI $34,457 @ 7.0% cap · market cap 6.91%
Second Best
Healthcare Medical
$244.7K
$214.1K – $285.5K
NOI $17,129 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$659.5K
$577.1K – $769.5K
NOI $46,168 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,853
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Ground-floor office condominium in zoning OP with direct exterior entry, central HVAC, and public water and sewer.
Where is this office units located?
The property is located at 4800 N State Rd 7 Lauderdale Lakes, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1,300 SF ground‑floor office condominium with multiple private offices; Direct exterior entry for convenient access; Reception, open work area, and private restroom within the unit
