Brick Mixed-Use
New
For Sale
$2,350,000
8 SE 8TH Street, Fort Lauderdale, FL 33316
Commercial Sale, Fort Lauderdale, FL
Property Size2,494 SF
Lot Size0.16 Acres
Price / SF$942.26
Days on Market2
Property Features for 8 SE 8TH Street
General Information
Property type
Residential
Property subtype
Office
Zoning
RAC-CC
Parking
3
Parking features
Guest
Fencing
Fenced
Lot features
Landscaped
Subdivision
3800
Standard status
Active
APN
504210640280
Size
2,494 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SUB OF LOTS 3,4,5 BLK 59 FT LAUDERDALE 2-11 D LOT 15 BLK B
Tax Annual Amount
16872
Legal Description
SUB OF LOTS 3,4,5 BLK 59 FT LAUDERDALE 2-11 D LOT 15 BLK B
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
reception area
kitchen
conference room
alarm system
solar cell lighting
Building Details
Year built
1963
Floors in Building
2
Number of units
1
Flooring type
Wood, Carpet, Tile, Laminate
Building materials
Block, Brick, Concrete Block - No Stucco, Stucco
Roof type
Composition, Shingle
Listing Agency:
RE/MAX Consultants Realty 1 · RE/MAX International
(954) 767-4667
Listed By:
Howard Goldberg PA · License #3264502
(954) 937-1790
Added: Sep 8
Last Checked: Sep 9 at 12:06PM
MLS# B26073510
Copyright © 2026 BeachesMLS. 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 2494-square-foot mixed-use property occupies 0.16 acres and was built in 1963. The brick and block building includes a first-floor office arrangement with a reception area, three offices, three bathrooms, and a kitchen. The second floor is currently configured for office use and includes a conference room and two additional offices; it was originally arranged as a home, with washer, dryer, and stove connections still in place.
The property is in the downtown Fort Lauderdale business district, with beaches, FLL Airport, local parks, Publix, and Las Olas Boulevard dining identified nearby. A remote-controlled gate secures the rear parking area, while an alarm system and solar-powered lighting provide additional site features. The roof was installed in 2016, and the property has central heating and air conditioning, public water, and public sewer.
The property is in the downtown Fort Lauderdale business district, with beaches, FLL Airport, local parks, Publix, and Las Olas Boulevard dining identified nearby. A remote-controlled gate secures the rear parking area, while an alarm system and solar-powered lighting provide additional site features. The roof was installed in 2016, and the property has central heating and air conditioning, public water, and public sewer.
Key Highlights
- 2494 square feet on 0.16 acres
- RAC‑CC mixed‑use zoning
- First floor includes reception area, 3 offices, 3 bathrooms, and kitchen
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
Property Profile
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
Market
Vacancy Rate% for Office in Fort Lauderdale, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - RAC-CC zoning accompanies a two-level layout with office areas, bathrooms, and kitchen facilities.
Where is this mixed-use property located?
The property is located at 8 SE 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: 2494 square feet on 0.16 acres; RAC‑CC mixed‑use zoning; First floor includes reception area, 3 offices, 3 bathrooms, and kitchen
