Mixed-Use Live-Work
New
For Sale
$2,350,000
8 8TH Street, Fort Lauderdale, FL 33316
Two-level layout combines a ground-floor office arrangement with an upper-level space retaining residential utility connections.
Property Size2,494 SF
Price / SF$942.26
Days on Market5
Property Features for 8 8TH Street
General Information
Standard status
Active
Size
2,494 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$16,872
Amenities
remote security gate
alarm system
solar cell lighting
3
3 Parking Spaces.
Building Details
Year Built
1963
Year Renovated
2016
Buildings
1
Stories
2
Construction
brick
Listing Agency:
RE/MAX Consultants Realty 1
(954) 767-4667
Listed By:
Howard Goldberg PA · License #3264502
(954) 937-1790
Source:
Xome
Added: Sep 6
Changed: Sep 9
Last Checked: Sep 9 at 1:48PM
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 RE/MAX Consultants Realty 1
Investment Insights
Based on property information with market context.
This brick mixed-use property was built in 1963 and carries mixed-use zoning. The lower level is configured for office use, with a reception area, three private offices, three bathrooms, and a kitchen. The upper level is currently used as office space and includes a conference room plus two additional offices. Washer, dryer, and stove connections remain upstairs, supporting the existing live-work configuration and its residential history. The roof was installed in 2016, and the property includes an alarm system, solar cell lighting, and a remote-controlled gate serving the rear parking area.
The property is located at 8 SE 8th St in the downtown Fort Lauderdale business district, with beaches, FLL Airport, local parks, Publix, and Las Olas Boulevard dining identified nearby. Walk Score is 32, Bike Score is 36, and Transit Score is 26.
The property is located at 8 SE 8th St in the downtown Fort Lauderdale business district, with beaches, FLL Airport, local parks, Publix, and Las Olas Boulevard dining identified nearby. Walk Score is 32, Bike Score is 36, and Transit Score is 26.
Key Highlights
- Mixed‑use zoning with office configuration on the lower level
- Brick building constructed in 1963
- 2016 roof
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
$71,648
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
3.05%
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%
$1,432,960
$1.4M
Cap Rate 7%
$1,023,543
$1.0M
Cap Rate 9%
$796,089
$796.1K
Market Conditions
NOI Build-Up for 2,494 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
$113.7K $45.60/SF
− Vacancy
−$18.2K −$7.30/SF
EGI
$95.5K $38.30/SF
− OpEx
−$23.9K −$9.58/SF
NOI
$71.6K $28.73/SF
Area
Fort Lauderdale, FL
Vacancy
16.00%
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%
$1,432,960
Cap Rate 7%
$1,023,543
Cap Rate 9%
$796,089
Alternative Uses
Best Use
Office B
$1.02M
$895.6K – $1.19M
NOI $71,648 @ 7.0% cap · market cap 3.05%
Second Best
Mixed Use
$546.7K
$478.4K – $637.8K
NOI $38,270 @ 7.0% cap · market cap 1.63%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,318 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6,741
Businesses Nearby
Explore this area
Business Placement
Demographics for 33316, FL
12,669
Population
8,946
Households
1.4
Avg Household Size
50
Median Age
54%
College-Educated
95%
High-School Grad
4.1 sq mi
ZIP Area
3,090
Density / Sq Mi
$89,200
Median Household Income
$52,992
Median Earnings
$2,047
Median Rent
$793,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Fort Lauderdale, FL
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level layout combines a ground-floor office arrangement with an upper-level space retaining residential utility connections.
Where is this mixed-use property located?
The property is located at 8 8TH Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Mixed‑use zoning with office configuration on the lower level; Brick building constructed in 1963; 2016 roof
