Renovated Office
For Sale
$11,950,000
955 S Federal Highway, Fort Lauderdale, FL 33316
Two levels of covered parking support a multi-suite office configuration suitable for investors or owner-users.
Property Size48,106 SF
Price / SF$502.44
Days on Market15
Property Features for 955 S Federal Highway
General Information
Standard status
Active
Size
48,106 SF
Property subtype
Office
Financials
Asking Price
$11,950,000
Cap Rate
7.1%
Additional Details
Public Transit
Yes
Office Units
42
Building Details
Year Built
1974
Year Renovated
2020
Buildings
1
Building Size
48,106 SF
Tenancy
Multi
Abandoned
No
Listing Agency:
Daniel Chaberman PA
(646) 323-7859
Listed By:
Daniel Chaberman · License #3363299
(646) 323-7859
Source:
Lehmannflorida
Added: Aug 13
Changed: Aug 24
Last Checked: Aug 26 at 9:08AM
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 Daniel Chaberman PA
Investment Insights
Based on property information with market context.
This office building contains 48,106 SF across 42 suites, with 33 suites currently leased. The property underwent a gut renovation in 2020 and includes two levels of covered parking, providing a substantial physical base for continued office operations. Its multi-suite format supports both investment ownership and potential future owner-user occupancy.
Located at 955 S Federal Hwy in Fort Lauderdale, the property sits just blocks from the new U.S. Federal Courthouse, a $245 million project scheduled to open in 2027. The surrounding access profile is car-dependent, with some transit and limited bikeability reflected in the recorded scores.
Located at 955 S Federal Hwy in Fort Lauderdale, the property sits just blocks from the new U.S. Federal Courthouse, a $245 million project scheduled to open in 2027. The surrounding access profile is car-dependent, with some transit and limited bikeability reflected in the recorded scores.
Key Highlights
- 48,106 SF office building with 42 suites
- 33 suites currently leased
- Gut‑renovated in 2020
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
$683,267
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
5.72%
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%
$13,665,340
$13.7M
Cap Rate 7%
$9,760,957
$9.8M
Cap Rate 9%
$7,591,856
$7.6M
Market Conditions
NOI Build-Up for 23,784 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
$1.08M $45.60/SF
− Vacancy
−$173.5K −$7.30/SF
EGI
$911.0K $38.30/SF
− OpEx
−$227.8K −$9.58/SF
NOI
$683.3K $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%
$13,665,340
Cap Rate 7%
$9,760,957
Cap Rate 9%
$7,591,856
Alternative Uses
Best Use
Office B
$9.76M
$8.54M – $11.39M
NOI $683,267 @ 7.0% cap · market cap 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$15.98M
$13.98M – $18.65M
NOI $1,118,799 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
42
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,340
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?
Office building - Two levels of covered parking support a multi-suite office configuration suitable for investors or owner-users.
Where is this office building located?
The property is located at 955 S Federal Highway Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $11,950,000.
What are key features of this property?
This property features: 48,106 SF office building with 42 suites; 33 suites currently leased; Gut‑renovated in 2020
