Furnished Class A Office
For Sale
$3,350,000
6115 Lyons Road, Coconut Creek, FL 33073
Fully furnished Class A office building in Coconut Creek, Florida.
Property Size9,866 SF
Price / SF$339.55
Days on Market204
Property Features for 6115 Lyons Road
General Information
Standard status
Active
Size
9,866 SF
Class
A
Property subtype
Office
Building Details
Building Size
9,866 SF
Year Built
2006
Listing Agency:
Berger Commercial Realty
(954) 401-4713
Listed By:
Les Byron, SIOR, CCIM · License #BK520060
(954) 401-4713
Source:
Svn
Added: Jan 27
Changed: Aug 11
Last Checked: Aug 18 at 4:32AM
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 Berger Commercial Realty
Investment Insights
Based on property information with market context.
This is a free-standing Class A office building located in the Sawgrass Exchange Office Park in Coconut Creek, Florida. The two-story building features elevator service and a marble floor lobby and hallways. The property is fully furnished and includes conference rooms, a break room, a kitchen, and a reception area. It also contains 18 private offices and open work areas. The building is equipped with impact glass and LED lights, and features extensive use of wood trim, chair rails, and wood blinds. The property is located less than one mile from the Sawgrass Expressway and less than two miles from Florida’s Turnpike. The building has a total size of 9866 square feet. Note that the first floor has been leased.
Key Highlights
- Fully furnished, move‑in ready Class 'A' office building.
- Excellent location: Less than 1 mile to Sawgrass Expressway and less than 2 miles to Florida’s Turnpike.
- Features include conference rooms, break room, kitchen, and reception area.
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
$261,498
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
7.81%
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%
$5,229,960
$5.2M
Cap Rate 7%
$3,735,686
$3.7M
Cap Rate 9%
$2,905,533
$2.9M
Market Conditions
NOI Build-Up for 9,866 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
$449.9K $45.60/SF
− Vacancy
−$101.2K −$10.26/SF
EGI
$348.7K $35.34/SF
− OpEx
−$87.2K −$8.84/SF
NOI
$261.5K $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%
$5,229,960
Cap Rate 7%
$3,735,686
Cap Rate 9%
$2,905,533
Alternative Uses
Best Use
Office B
$3.74M
$3.27M – $4.36M
NOI $261,498 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.01M
$4.38M – $5.84M
NOI $350,381 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Explore this area
Business Placement
Demographics for 33073, FL
32,853
Population
12,708
Households
2.6
Avg Household Size
38
Median Age
38%
College-Educated
93%
High-School Grad
8.1 sq mi
ZIP Area
4,056
Density / Sq Mi
$99,269
Median Household Income
$50,754
Median Earnings
$2,193
Median Rent
$453,700
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?
Office building - Fully furnished Class A office building in Coconut Creek, Florida.
Where is this office building located?
The property is located at 6115 Lyons Road Coconut Creek, FL.
What is the asking price?
The asking price for this property is $3,350,000.
What are key features of this property?
This property features: Fully furnished, move‑in ready Class 'A' office building.; Excellent location: Less than 1 mile to Sawgrass Expressway and less than 2 miles to Florida’s Turnpike.; Features include conference rooms, break room, kitchen, and reception area.
