Hallandale Beach Corner Office
For Sale
Contact for pricing
800 SE 4th Ave # 109, Hallandale Beach, FL 33009
Move-in ready office space in a prime Hallandale location.
Property Size488 SF
Price / SF$686.48
Days on Market1380
Property Features for 800 SE 4th Ave # 109
General Information
Standard status
Active
Size
488 SF
Total Parking Spaces
1
Property subtype
Office
Zoning
CENTRAL
Building Details
Year Built
2019
Stories
8
Listing Agency:
Miami Pro Brokers, LLC
Listed By:
Liliana Martinez · License #3264169
(305) 722-7346
Source:
Crexi
Added: Dec 6, 2022
Changed: Sep 11
Last Checked: Sep 15 at 7:15AM
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 Miami Pro Brokers, LLC
Investment Insights
Based on property information with market context.
This 488 square foot corner office unit is located in Beacon Hallandale. Built in 2019, the unit features modern glass interiors and is move-in ready. The property is situated on the first floor and includes one assigned parking space. Building amenities include a reception area, conference rooms, and a cafeteria. The location is across from Gulfstream Mall and close to major highways, Aventura Hospital, Target, and Whole Foods. The surrounding area is undergoing significant redevelopment.
Key Highlights
- Prime location across from Gulfstream Mall in a thriving area undergoing significant redevelopment.
- Move‑in ready, 488 sq ft corner unit with modern glass interiors.
- Building amenities include reception area, conference rooms, and cafeteria.
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
$12,934
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
3.86%
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%
$258,680
$258.7K
Cap Rate 7%
$184,771
$184.8K
Cap Rate 9%
$143,711
$143.7K
Market Conditions
NOI Build-Up for 488 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
$22.3K $45.60/SF
− Vacancy
−$5.0K −$10.26/SF
EGI
$17.2K $35.34/SF
− OpEx
−$4.3K −$8.84/SF
NOI
$12.9K $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%
$258,680
Cap Rate 7%
$184,771
Cap Rate 9%
$143,711
Alternative Uses
Best Use
Office B
$184.8K
$161.7K – $215.6K
NOI $12,934 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$247.6K
$216.6K – $288.9K
NOI $17,331 @ 7.0% cap · market cap 5.17%
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
2,533
Businesses Nearby
Explore this area
Business Placement
Demographics for 33009, FL
43,301
Population
31,020
Households
1.4
Avg Household Size
47
Median Age
36%
College-Educated
88%
High-School Grad
4.9 sq mi
ZIP Area
8,837
Density / Sq Mi
$48,196
Median Household Income
$33,928
Median Earnings
$1,576
Median Rent
$248,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Move-in ready office space in a prime Hallandale location.
Where is this office units located?
The property is located at 800 SE 4th Ave # 109 Hallandale Beach, FL.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Prime location across from Gulfstream Mall in a thriving area undergoing significant redevelopment.; Move‑in ready, 488 sq ft corner unit with modern glass interiors.; Building amenities include reception area, conference rooms, and cafeteria.
