Flex Space with Two
For Sale
$995,000
66-68 Federal Hwy, Dania Beach, FL 33004
Corner flex property with two bays, each featuring restrooms and both front and rear access.
Property Size2,256 SF
Price / SF$441.05
Days on Market295
Property Features for 66-68 Federal Hwy
General Information
Standard status
Active
Size
2,256 SF
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$17,996
Amenities
Central Air
CC
Corner Lot.
5 Parking Spaces.
Corner, US Highway.
Building Details
Year Built
2020
Listing Agency:
Key Brokers Inc
(305) 494-1521
Listed By:
Valerie Galsky · License #3241542
(305) 494-1521
Source:
Xome
Added: Oct 24, 2025
Changed: Aug 12
Last Checked: Aug 13 at 3:26AM
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 Key Brokers Inc
Investment Insights
Based on property information with market context.
This flex space is located on a prime corner with full visibility from Federal Hwy. The building features two bays, and each bay includes its own restroom facilities. There is a front door along Federal Hwy and a back door that opens to the parking area, with the layout described as easy to divide.
Parking is available in the back, along with plenty of street parking. The property is also positioned for quick access to Fort Lauderdale Airport and the cruise port.
As configured, the two-bay plan provides a straightforward option for multiple tenants or a split layout while maintaining direct exterior access from both the highway frontage and the parking lot.
Parking is available in the back, along with plenty of street parking. The property is also positioned for quick access to Fort Lauderdale Airport and the cruise port.
As configured, the two-bay plan provides a straightforward option for multiple tenants or a split layout while maintaining direct exterior access from both the highway frontage and the parking lot.
Key Highlights
- Corner flex property on US Highway with full visibility from Federal Hwy at the NE 1st St and Federal Hwy intersection
- 2‑bay layout: each bay has a restroom and both have a front door on Federal Hwy and a back door to the parking lot
- Parking for up to 5 vehicles plus plenty of street parking
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
$49,623
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
4.99%
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%
$992,460
$992.5K
Cap Rate 7%
$708,900
$708.9K
Cap Rate 9%
$551,367
$551.4K
Market Conditions
NOI Build-Up for 2,256 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
$81.2K $36.00/SF
− Vacancy
−$4.9K −$2.16/SF
EGI
$76.3K $33.84/SF
− OpEx
−$26.7K −$11.84/SF
NOI
$49.6K $22.00/SF
Area
Broward County, FL
Vacancy
6.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
35.00%
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%
$992,460
Cap Rate 7%
$708,900
Cap Rate 9%
$551,367
Alternative Uses
Best Use
Flex RnD
$708.9K
$620.3K – $827.1K
NOI $49,623 @ 7.0% cap · market cap 4.99%
Second Best
Industrial
$347.9K
$304.4K – $405.9K
NOI $24,355 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$1.14M
$1.00M – $1.34M
NOI $80,119 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,812
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Corner flex property with two bays, each featuring restrooms and both front and rear access.
Where is this flex space located?
The property is located at 66-68 Federal Hwy Dania Beach, FL.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Corner flex property on US Highway with full visibility from Federal Hwy at the NE 1st St and Federal Hwy intersection; 2‑bay layout: each bay has a restroom and both have a front door on Federal Hwy and a back door to the parking lot; Parking for up to 5 vehicles plus plenty of street parking
