Listing Agency: Levy Realty Advisors LLC Show Phone

Listed By: Matt Jones Show Phone

Source: Moodyscre

Added: Sep 17, 2025 Changed: Aug 15 Last Checked: Jul 24 at 2:09AM

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Investment Insights

Based on property information with market context.

This industrial/flex property includes 4,100 square feet with a warehouse component and a dedicated office and amenity buildout. The warehouse offers 25'6" clear ceiling height and is supported by LED lighting. Improvements include a dock well sized for 53' trucks, a 9' x 10' overhead garage door, and the option to add a second dock.

The interior office portion provides approximately 2,867 square feet of reception, conference space, kitchen area, private offices, and restrooms. The building also includes 3-phase electric service and is fire sprinklered.

Additional operational infrastructure includes 3-phase electric and a fire sprinkler system, supporting a wide range of industrial uses that require functional dock and warehouse loading capability.

Key Highlights

• 4,100 SF warehouse with 25'6" clear ceiling height
• Dock well sized for 53' trucks
• Overhead garage door (9' x 10')

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

$108,671

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

6.64%

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%

$2,173,420 $2.2M

Cap Rate 7%

$1,552,443 $1.6M

Cap Rate 9%

$1,207,456 $1.2M

Market Conditions

NOI Build-Up for 4,100 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

$187.0K $45.60/SF

− Vacancy

−$42.1K −$10.26/SF

EGI

$144.9K $35.34/SF

− OpEx

−$36.2K −$8.84/SF

NOI

$108.7K $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%

$2,173,420

Cap Rate 7%

$1,552,443

Cap Rate 9%

$1,207,456

Alternative Uses

Best Use

Office B

$1.55M

$1.36M – $1.81M (±1% cap)

NOI $108,671 @ 7.0% cap · market cap 6.64%

Second Best

Flex RnD

$1.29M

$1.13M – $1.50M (±1% cap)

NOI $90,184 @ 7.0% cap · market cap 5.51%

Theoretical Best

Office A

$2.08M

$1.82M – $2.43M (±1% cap)

NOI $145,607 @ 7.0% cap · market cap 8.90%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Barstool Designs Bar Stool Supplier Be Savage Lingerie Clothing Store First Class TVs Electronics & Wireless Store WeDry USA Hardware & Home Improvement Lazar Home & Design Furniture & Home Goods

Suggested Use

Top Pick Dental Office Law Firm Daycare Center Real Estate Agency Accounting Firm Nursing Home

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

25 ft

Clear height

Yes

Heavy power

Yes

Sprinkler system

Location Intelligence

Trade Area within ½ mile

1,931

Businesses Nearby

Balanced

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 Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

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• La Bottega del Maccherone — 212 N Federal Hwy Suite 206, Dania Beach, FL 33004

Frequently Asked Questions

What type of property is this?

Flex space - Warehouse features 25'6" clear height, dock well for 53' trucks, and a 9' x 10' overhead door.

Where is this flex space located?

The property is located at 73 SW 12th Ave Dania, FL.

What is the asking price?

The asking price for this property is $1,635,900.

What are key features of this property?

This property features: 4,100 SF warehouse with 25'6" clear ceiling height; Dock well sized for 53' trucks; Overhead garage door (9' x 10')