Brick Mixed-Use
New
For Sale
$2,350,000
8 SE 8th St, Fort Lauderdale, FL 33316
Mixed-use zoning supports office operations with an upstairs configuration that can accommodate live-work use.
Property Size2,494 SF
Price / SF$942.26
Days on Market2
Property Features for 8 SE 8th St
General Information
Standard status
Active
Size
2,494 SF
Building Details
Year Built
1963
Listing Agency:
RE/MAX Consultants Realty 1
Listed By:
Howard Goldberg PA · License #3264502
(954) 767-4667
Source:
Thepennteam
Added: Sep 11
Last Checked: Sep 11 at 2:26PM
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.
Located at 8 SE 8th St in Fort Lauderdale, this 2,494-square-foot brick mixed-use property was built in 1963 and features a 2016 roof. The lower level is arranged for office use with a reception area, three offices, three bathrooms, and a kitchen. The upper floor is currently configured as office space and was originally used as a home, creating flexibility for a live-work arrangement. Existing washer, dryer, and stove connections remain upstairs.
The property includes a remote security gate serving the rear parking area, an alarm system, and solar cell lighting. It is positioned in the downtown Fort Lauderdale business district near beaches, FLL Airport, local parks, Publix, and dining along Las Olas Boulevard.
The property includes a remote security gate serving the rear parking area, an alarm system, and solar cell lighting. It is positioned in the downtown Fort Lauderdale business district near beaches, FLL Airport, local parks, Publix, and dining along Las Olas Boulevard.
Key Highlights
- 2,494 SF brick mixed‑use building at 8 SE 8th St
- Built in 1963 with a 2016 roof
- Mixed‑use zoning with office configuration on both levels
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 - Mixed-use zoning supports office operations with an upstairs configuration that can accommodate live-work use.
Where is this mixed-use property located?
The property is located at 8 SE 8th St 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: 2,494 SF brick mixed‑use building at 8 SE 8th St; Built in 1963 with a 2016 roof; Mixed‑use zoning with office configuration on both levels
