Architect-Designed Office
For Sale
$2,650,000
80-3045 N Federal Hwy, Fort Lauderdale, FL 33301
Two-level workspace features skylit ceilings, exposed beams, meeting areas, and flexible workstations.
Property Size4,557 SF
Price / SF$581.52
Days on Market434
Property Features for 80-3045 N Federal Hwy
General Information
Standard status
Active
Size
4,557 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$21,841
Amenities
vaulted skylit ceilings
exposed beams
flexible workspace
meeting atrium
loft meeting area
Listing Agency:
coldwell banker realty
(941) 366-8070
Listed By:
Danielle M Bastarache · License #F10499403
(954) 562-7198
Source:
Exprealty
Added: Jun 28, 2025
Changed: Sep 2
Last Checked: Sep 2 at 1:54AM
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 coldwell banker realty
Investment Insights
Based on property information with market context.
Designed by architect Dan Duckham, this 4,557 SF office building provides a two-level configuration with flexible workspace and distinctive architectural details. The first floor includes reception, 10 workstations, and a meeting atrium, while the upper level adds 7 workstations, a loft meeting area, and a private executive office. Impact double entry doors, vaulted skylit ceilings, and exposed beams contribute to the building’s functional and visually defined interior.
The property occupies the intersection of East Oakland Park Blvd and N Federal Hwy, where traffic exceeds 80,000 vehicles daily. Downtown, I-95, beaches, and walkable waterfront neighborhoods are minutes away, adding convenient access to surrounding Fort Lauderdale destinations.
The property occupies the intersection of East Oakland Park Blvd and N Federal Hwy, where traffic exceeds 80,000 vehicles daily. Downtown, I-95, beaches, and walkable waterfront neighborhoods are minutes away, adding convenient access to surrounding Fort Lauderdale destinations.
Key Highlights
- 4,557 SF office building designed by architect Dan Duckham
- 10 first‑floor workstations plus reception and a meeting atrium
- Upper level includes 7 workstations, loft meeting area, and private executive office
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
$130,913
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
4.94%
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%
$2,618,260
$2.6M
Cap Rate 7%
$1,870,186
$1.9M
Cap Rate 9%
$1,454,589
$1.5M
Market Conditions
NOI Build-Up for 4,557 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
$207.8K $45.60/SF
− Vacancy
−$33.2K −$7.30/SF
EGI
$174.6K $38.30/SF
− OpEx
−$43.6K −$9.58/SF
NOI
$130.9K $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%
$2,618,260
Cap Rate 7%
$1,870,186
Cap Rate 9%
$1,454,589
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,913 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,361 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 33301, FL
19,109
Population
13,955
Households
1.4
Avg Household Size
42
Median Age
62%
College-Educated
96%
High-School Grad
2.5 sq mi
ZIP Area
7,644
Density / Sq Mi
$115,421
Median Household Income
$76,365
Median Earnings
$2,341
Median Rent
$751,600
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?
Office building - Two-level workspace features skylit ceilings, exposed beams, meeting areas, and flexible workstations.
Where is this office building located?
The property is located at 80-3045 N Federal Hwy Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: 4,557 SF office building designed by architect Dan Duckham; 10 first‑floor workstations plus reception and a meeting atrium; Upper level includes 7 workstations, loft meeting area, and private executive office
