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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    450 Las Olas Blvd Fort Lauderdale, FL 33301-2292

    • Office buildings
    • 192,983 SF
    • 1.60 lot acres
    OFF-MARKET
    Last Sale
    Feb 19, 2025
    $208,000,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-1775680
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • De Vito-Hurley Danielle / Attorney
    • Techtronic Industries North America, Inc. / Corporate Office
    • Tara Quailey / Real Estate Agent
    • Douglas Elliman Real Estate Office in Downtown Fort Lauderdale, FL / Real Estate Agent / Real Estate Consultant
    • Rachlin Cohen & Holtz CPA / Accountant

    Property Details for 450 Las Olas Blvd

    Year built
    1996
    Lot size
    1.60 lot acres
    Property size
    192,983 SF
    Zone code
    RAC-CC
    Property type
    Office buildings
    APN
    50-42-10-82-0010
    APU
    504210820010

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $169,335,000
      Current use
      COMMERCIAL (GENERAL)
      $188,600,000
      Change: +11% Conversion: Easy
      RESTAURANT
      $164,820,000
      Change: -3% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $156,400,000
      Change: -8% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $145,215,000
      Change: -14% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Lauderdale
    County
    Broward
    State
    Florida
    Longitude
    -80.1388
    Latitude
    26.1188
    CBSA code
    33100
    CBSA name
    MIAMI-FORT LAUDERDALE-MIAMI BEACH, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $1,864,913
    $8,707,000
    $89,737,590
    $98,444,590
    -
    $8,707,000
    $89,737,590
    $98,444,590

    Comparable in this City

    • Value Estimation
      $11,835,000
      39,669 SF

      600 Andrews Ave

      OFFICE BUILDING (MULTI-STORY) • 39,669 SF
      600 Andrews Ave, Fort Lauderdale, FL 33301-2851
      View Details
    • Value Estimation by Request
      736 SF

      216 6th St

      OFFICE BUILDING • 736 SF
      216 6th St, Fort Lauderdale, FL 33301-3401
      View Details
    • Value Estimation
      $7,550,000
      17,808 SF

      110 3rd St

      OFFICE BUILDING (MULTI-STORY) • 17,808 SF
      110 3rd St, Fort Lauderdale, FL 33301-1034
      View Details
    • Value Estimation
      $600,000
      1,722 SF

      201-207 2nd St

      OFFICE BUILDING • 1,722 SF
      201-207 2nd St, Fort Lauderdale, FL 33301
      View Details
    • Value Estimation
      $19,240,000
      180,615 SF

      100 3rd Ave

      OFFICE BUILDING (MULTI-STORY) • 180,615 SF
      100 3rd Ave, Fort Lauderdale, FL 33301-1176
      View Details
    • Value Estimation by Request
      1,444 SF

      644 5th Ave

      OFFICE BUILDING • 1,444 SF
      644 5th Ave, Fort Lauderdale, FL 33301-3104
      View Details

    Similar Nearby for Sale

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      1,923 SF

      Fort Lauderdale Office Building For Sale

      Office building with expansion potential in Fort Lauderdale, Florida.
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      101,840 SF

      Class A Office Building

      Seven-story Class A office building with retail and restaurant space.
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      39,826 SF

      Cumberland Building For Sale

      The Cumberland Building For Sale
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    • $1,050,000

      Downtown Fort Lauderdale Freestanding Office

      Freestanding office building in downtown Fort Lauderdale near Las Olas.
      620 W Las Olas Blvd, Fort Lauderdale, FL 33301
      View Details
    • Contact for pricing
      183,596 SF

      Fort Lauderdale Office Building For Sale

      Prime location in Fort Lauderdale's Central Business District.
      12 SE 7Th St, Fort Lauderdale, FL 33301
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      Downtown Fort Lauderdale Office Building

      Prime location, redevelopment potential.
      15 9Th Ave, Fort Lauderdale, FL 33301
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    Similar Nearby for Lease

    • $26 SF/Yr
      23,296 SF

      Vacant Downtown Fort Lauderdale Office

      Vacant office building in downtown Fort Lauderdale with parking.
      33 NE 2Nd St, Fort Lauderdale, FL 33301
      View Details
    • $35 SF/Yr
      3,525 SF

      Downtown Fort Lauderdale Retail/Office Space

      Class A office and retail space in emerging Solo District.
      550 S Andrews Ave, Fort Lauderdale, FL 33301
      View Details
    • $18 SF/Yr
      6,901 SF

      Freestanding Office Building For Rent

      Full-building office opportunity near Brightline, Las Olas, and major roadways.
      500 NE 3Rd Ave, Fort Lauderdale, FL 33301
      View Details
    • Contact for pricing
      4,555 SF

      Downtown Fort Lauderdale Retail/Office Building

      Free-standing building with drive-thru in booming Flagler Village.
      200 NE 3Rd Ave, Fort Lauderdale, FL 33301
      View Details
    • $35 SF/Yr
      16,088 SF

      Downtown Fort Lauderdale Office Plaza

      24-story office plaza in Downtown Fort Lauderdale with on-site amenities.
      110 E Broward Blvd, Fort Lauderdale, FL 33301
      View Details
    • $28 SF/Yr
      1,600 SF

      Renovated Office Space For Rent

      Recently renovated office space with ample parking and elevator access.
      5170 N Federal Hwy, Fort Lauderdale, FL 33301
      View Details
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    450 Las Olas Blvd
    Fort Lauderdale, FL 33301-2292
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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