Renovated Two-Unit Mixed-Use
New
For Sale
$850,000
66-68 N Federal Highway, Dania Beach, FL 33004
Commercial Sale, Dania Beach, FL
Property Size2,255 SF
Lot Size0.09 Acres
Price / SF$376.94
Days on Market4
Property Features for 66-68 N Federal Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Standard status
Active
Size
2,255 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
17995
Utilities
Water source
Public
Building Details
Year built
1945
Floors in Building
1
Flooring type
Stone
Building materials
Stucco
Roof type
Flat
Listing Agency:
Auction Management Corporation
(770) 980-9565
Listed By:
Julian Howell
Added: Aug 19
Changed: Aug 21
Last Checked: Aug 22 at 6:06AM
MLS# 11941164
Copyright © 2026 My State MLS. 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.
This single-story mixed-use building provides 2,255+/- SF of renovated space on a 0.09+/- acre parcel. Originally constructed in 1945 and comprehensively renovated in 2020, the concrete-block and stucco structure is arranged as two separate units. Each unit includes dedicated restrooms, front and rear entrances, an individual mailing address, concrete flooring, and central air conditioning. The layout supports occupancy by one user or division between two occupants.
The property occupies the southeast corner of Federal Highway (US 1) and NE 1st Street in downtown Dania Beach, with 50 feet of frontage along Federal Highway and placement at a signalized intersection. Rear access leads to up to five on-site parking spaces, with additional street parking along surrounding blocks. Public water and public sanitation serve the building, which also features a flat roof and stone flooring.
The property occupies the southeast corner of Federal Highway (US 1) and NE 1st Street in downtown Dania Beach, with 50 feet of frontage along Federal Highway and placement at a signalized intersection. Rear access leads to up to five on-site parking spaces, with additional street parking along surrounding blocks. Public water and public sanitation serve the building, which also features a flat roof and stone flooring.
Key Highlights
- 2,255+/- SF of renovated mixed‑use space on a 0.09+/- acre parcel
- Two‑unit configuration with separate mailing addresses and front and rear access
- 50 feet of frontage on Federal Highway (US 1) at a signalized intersection
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
$59,769
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
7.03%
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%
$1,195,380
$1.2M
Cap Rate 7%
$853,843
$853.8K
Cap Rate 9%
$664,100
$664.1K
Market Conditions
NOI Build-Up for 2,255 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
$102.8K $45.60/SF
− Vacancy
−$23.1K −$10.26/SF
EGI
$79.7K $35.34/SF
− OpEx
−$19.9K −$8.84/SF
NOI
$59.8K $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%
$1,195,380
Cap Rate 7%
$853,843
Cap Rate 9%
$664,100
Alternative Uses
Best Use
Office B
$853.8K
$747.1K – $996.2K
NOI $59,769 @ 7.0% cap · market cap 7.03%
Second Best
Mixed Use
$555.7K
$486.2K – $648.3K
NOI $38,899 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$1.14M
$1.00M – $1.33M
NOI $80,084 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,705
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Single-story concrete-block property with separate entrances, restrooms, and rear parking access for flexible occupancy.
Where is this mixed-use property located?
The property is located at 66-68 N Federal Highway Dania Beach, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,255+/- SF of renovated mixed‑use space on a 0.09+/- acre parcel; Two‑unit configuration with separate mailing addresses and front and rear access; 50 feet of frontage on Federal Highway (US 1) at a signalized intersection
