Seven-Office Commercial
For Sale
$550,000
4850 N State Road 7 Unit G-104, Lauderdale Lakes, FL 33319
Configured with meeting-focused rooms and a multi-office layout for professional operations.
Property Size1,879 SF
Price / SF$292.71
Days on Market62
Property Features for 4850 N State Road 7 Unit G-104
General Information
Standard status
Active
Size
1,879 SF
Property subtype
Mixed Use
Building Details
Year Built
1984
Listing Agency:
Freedom Investors Realty Inc
(954) 661-6718
Listed By:
Smith Josaphat · License #3085829
(954) 661-6718
Source:
Lehmannflorida
Added: Jun 29
Changed: Aug 29
Last Checked: Jul 23 at 4:25AM
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 Freedom Investors Realty Inc
Investment Insights
Based on property information with market context.
Office Unit G-104 contains 1,879 SF of completed interior space arranged with seven offices, a presentation room, and a projection room. The configuration provides distinct work areas along with dedicated rooms for presentations and visual meetings.
The property is located in Lauderdale Lakes at the corner of N SR-7 and W Commercial Blvd. The office unit is within a building constructed in 1984 and offers a defined commercial setting for an office-based operation.
The property is located in Lauderdale Lakes at the corner of N SR-7 and W Commercial Blvd. The office unit is within a building constructed in 1984 and offers a defined commercial setting for an office-based operation.
Key Highlights
- 1,879 SF office unit
- Seven offices within the unit
- Presentation room included
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
$49,803
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
9.06%
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%
$996,060
$996.1K
Cap Rate 7%
$711,471
$711.5K
Cap Rate 9%
$553,367
$553.4K
Market Conditions
NOI Build-Up for 1,879 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
$85.7K $45.60/SF
− Vacancy
−$19.3K −$10.26/SF
EGI
$66.4K $35.34/SF
− OpEx
−$16.6K −$8.84/SF
NOI
$49.8K $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%
$996,060
Cap Rate 7%
$711,471
Cap Rate 9%
$553,367
Alternative Uses
Best Use
Office B
$711.5K
$622.5K – $830.1K
NOI $49,803 @ 7.0% cap · market cap 9.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$953.3K
$834.1K – $1.11M
NOI $66,731 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,684
Businesses Nearby
Explore this area
Business Placement
Demographics for 33319, FL
51,891
Population
25,046
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
86%
High-School Grad
6.8 sq mi
ZIP Area
7,631
Density / Sq Mi
$55,071
Median Household Income
$35,218
Median Earnings
$1,633
Median Rent
$228,000
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?
Office units - Configured with meeting-focused rooms and a multi-office layout for professional operations.
Where is this office units located?
The property is located at 4850 N State Road 7 Unit G-104 Lauderdale Lakes, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1,879 SF office unit; Seven offices within the unit; Presentation room included
