Freestanding Office
For Sale
$795,900
6190 NW 11th St, Sunrise, FL 33313
Eight offices, reception, four bathrooms, a lounge, and gated parking support flexible professional occupancy.
Property Size3,386 SF
Price / SF$235.06
Days on Market44
Property Features for 6190 NW 11th St
General Information
Standard status
Active
Size
3,386 SF
Additional Details
Highway Access
Yes
Office Units
8
Building Details
Year Built
1975
Buildings
1
Listing Agency:
Absolute Realty Inc
(954) 791-8806
Listed By:
Ian Carter · License #592049
Source:
Thepennteam
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 30 at 1:12AM
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 Absolute Realty Inc
Investment Insights
Based on property information with market context.
This freestanding office property contains 3,386 square feet with eight offices, a reception area, four bathrooms, and a lounge equipped with a sink. One bathroom includes a shower. Front and rear entrances provide separate access points, while gated parking serves the building. Constructed in 1975, the property is configured for professional office use and may also accommodate medical, studio, owner-occupied, rental-income, or mixed-use operations as described in the source information.
The building is located at 6190 NW 11th St in Sunrise, Florida, with access to the Turnpike, I-95, and 595. Its existing office layout, multiple bathrooms, lounge area, and controlled parking create a practical setup for a range of office-oriented users.
The building is located at 6190 NW 11th St in Sunrise, Florida, with access to the Turnpike, I-95, and 595. Its existing office layout, multiple bathrooms, lounge area, and controlled parking create a practical setup for a range of office-oriented users.
Key Highlights
- 3,386‑square‑foot freestanding office building
- Eight offices with a dedicated reception area
- Four bathrooms, including one with a shower
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
$44,614
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
5.61%
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%
$892,280
$892.3K
Cap Rate 7%
$637,343
$637.3K
Cap Rate 9%
$495,711
$495.7K
Market Conditions
NOI Build-Up for 3,386 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
$81.3K $24.00/SF
− Vacancy
−$6.9K −$2.04/SF
EGI
$74.4K $21.96/SF
− OpEx
−$29.7K −$8.78/SF
NOI
$44.6K $13.18/SF
Area
Broward County, FL
Vacancy
8.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$892,280
Cap Rate 7%
$637,343
Cap Rate 9%
$495,711
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.50M
NOI $89,746 @ 7.0% cap · market cap 11.28%
Second Best
Healthcare Medical
$637.3K
$557.7K – $743.6K
NOI $44,614 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
NOI $120,250 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
718
Businesses Nearby
Explore this area
Business Placement
Demographics for 33313, FL
63,284
Population
25,312
Households
2.5
Avg Household Size
36
Median Age
15%
College-Educated
85%
High-School Grad
6.3 sq mi
ZIP Area
10,045
Density / Sq Mi
$45,408
Median Household Income
$30,872
Median Earnings
$1,608
Median Rent
$236,300
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 - Eight offices, reception, four bathrooms, a lounge, and gated parking support flexible professional occupancy.
Where is this office building located?
The property is located at 6190 NW 11th St Sunrise, FL.
What is the asking price?
The asking price for this property is $795,900.
What are key features of this property?
This property features: 3,386‑square‑foot freestanding office building; Eight offices with a dedicated reception area; Four bathrooms, including one with a shower
