Submarket
Commercial Blvd
1.4M SF inventory
A 1,300 SF ground-floor office and medical condominium unit, offered for sale delivered vacant within a stabilized, medically anchored corridor building.
The subject is a single condominium unit inside a 20,216 SF, single-story Class B office building at the corner of State Road 7 and the Commercial Boulevard corridor. The building is held as individually owned condominiums and is currently fully occupied, with a tenant base weighted heavily toward healthcare and wellness users.
That medical orientation is the defining characteristic of the asset. Existing occupants include the Center for Independent Living, CWG Healthcare Solutions, Concierge Men's Wellness, Southeast Wellness Center, and Schwartz Family Home Care, alongside professional services and a corner retail user. For a buyer, the building reads as a turnkey medical and professional address rather than generic suburban office, which is precisely where the strongest pricing in this submarket is found.
The unit itself sits on the ground floor with direct entry, supported by a 1982 structure that offers rear loading, conventional rectangular bays, and surface parking at a healthy 4.16 spaces per 1,000 SF. Building amenities include reception, secure storage, signage, and full air conditioning. Vacant delivery positions the unit for an owner-user who can build to their own specification, which is the buyer profile that consistently pays the highest per-foot pricing in the comparable set.
The Commercial Blvd office submarket is a small, supply-constrained corridor that has seen no new office construction in over a decade. Pricing is set by owner-users and private buyers rather than institutional capital, which keeps small condominium units liquid even as the broader market softens.
Fort Lauderdale's office market continues to outperform the national average on rent growth despite softening demand, with metro asking rents up 2.2% year over year. Healthcare, professional services, and government-related users drive the deepest tenant demand, and medical office remains the single most consistently active segment. The absence of new supply in the Commercial Blvd corridor protects existing small-unit owners from the new-product competition pressuring newer suburban inventory.
For a small owner-user purchase delivered vacant, in-place cap rate is secondary to replacement economics and use fit. The submarket's modeled office cap rate sits near 8.3%, well above the metro's roughly 6.1% average, reflecting the older vintage and private-buyer profile of corridor product.
Comparable small office and medical condominium sales in the surrounding submarket range from $230 to $604 per square foot. Condition is the dividing line: dated and generic units anchor the low end, functional built-out office holds the center, and finished medical build-out commands the premium. The recommended pricing band places this unit squarely in the credible mid-cluster.
The size-relevant comparable set, units between roughly 760 and 2,300 SF, sorted to show the clean relationship between fit-out quality and price. The two closest size twins, both 1,200 SF, bracket the full spread on condition alone.
| Comparable | SF | $/SF | Date | Profile |
|---|---|---|---|---|
| Plaza Las Americas 100 N State Road 7 | 760 | $230 | 07/25 | Same corridor · value |
| Pine Oak Office Condo 8890 W Oakland Park Blvd | 1,054 | $236 | 04/26 | Generic · low end |
| Veltair East 2929 N University Dr | 1,200 | $329 | 07/24 | Plain office · mid |
| Plantation Central Park 9633 W Broward Blvd | 1,516 | $392 | 06/25 | Built-out · mid-upper |
| 201 N University Dr University corridor | 1,820 | $426 | 03/26 | Medical · owner-user |
| Commons at University 1881 N University Dr | 2,273 | $431 | 01/26 | Full gut reno · turnkey |
| Bldg D 7800 W Oakland Park Blvd | 1,200 | $604 | 07/25 | Pediatric medical · high |
Selected comparable set: low $230 · bottom quartile $246 · median $397 · average $351 · top quartile $487 · high $604 per square foot. Source: CoStar, with broker verification.
The current for-sale picture cuts in two directions, and both inform the pricing strategy.
Scarcity supports the premium. Quality, built-out small office and medical units in the immediate Commercial Blvd and 33319 corridor are genuinely thin. With no new supply delivered in the submarket for a decade and existing buildings substantially occupied, a clean ground-floor unit delivered vacant is an uncommon offering for an owner-user shopping this exact location.
A value tier sets the floor. There is also a deep budget segment competing for buyers. Nearby Lauderhill office and medical condominiums are listed from roughly $98,850 to $264,750, a single Lauderdale Lakes office condo is offered near $50,000, and a 1,807 SF Sunrise unit lists around $335,000, or about $185 per foot. These are generally shell, smaller, or inferior-location product, but they anchor the expectations of price-driven buyers.
The most directly competitive built-out alternative is a comparable 1,132 SF unit in 33319 listed near $399,000, or about $352 per foot. That listing validates the recommended band: it confirms buyers will transact in the mid-$300s per foot for a presentable small unit, while leaving room to push toward the medical tier on a well-finished suite.
The single largest swing factor is the unit's interior condition and build-out. Pricing is banded on that variable, holding the 1,300 SF area and vacant delivery constant.
Every top-of-market comparable in the set was an owner-user or build-to-suit transaction. A vacant unit is exactly what that buyer wants, allowing a custom fit-out and access to the higher pricing tier.
The building's healthcare and wellness tenancy lets the unit be marketed to medical and professional users, the most active and best-paying segment in the submarket.
No office has been delivered in the corridor in a decade. Quality small units rarely come available, which protects pricing and shortens marketing time for a clean offering.
The list anchor sits at the comp median and below the renovated tier, giving negotiating room while preserving genuine upside on a well-finished suite.
A small owner-user condominium sells on reach and presentation, not on a single MLS line. The go-to-market plan targets the three highest-probability buyer pools — owner-users in medical, wellness, and professional services; local and 1031 small investors; and the cooperating broker community — and makes every one of them financially motivated to transact.
Full interior and exterior photography plus aerial coverage of the State Road 7 and Commercial Boulevard frontage, showing access, parking, and corridor context for out-of-area buyers.
An interactive 3D model lets remote owner-user buyers complete an initial walk of the unit from their desk, removing geographic friction from the process.
A data-rich package built on this valuation analysis, with comparables, submarket analytics, and condominium detail to move a buyer from interest to offer faster.
Coordinated launch across CoStar, LoopNet, and Crexi, six Florida MLS systems, and the firm's digital channels for maximum first-week exposure.
Direct, personalized outreach to medical, wellness, and professional-services users in the corridor and their tenant-rep brokers, the buyers who pay the strongest per-foot pricing.
Outreach to the firm's database of local and out-of-state small investors and 1031 exchange buyers seeking stable, low-basis Florida product.
Active outreach to the South Florida brokerage community, every one of whom is motivated by a 5% co-broker commission well above the local norm.
Buyer-intent search campaigns and retargeting keep the listing in front of qualified prospects throughout the marketing window.
Association budget, assessment history, declaration, and rules assembled up front so a buyer can underwrite carrying costs immediately.
The full comparable set and this analysis, used by the listing team to defend pricing in buyer and appraiser conversations.
Early coordination of title and survey to compress the path from contract to close.
A relationship-driven, performance-based engagement. No long-term lock-in, no upfront fees, and a co-broker commission structured to put the entire brokerage community to work for the seller.
Why a 5% co-broke. At a sub-$500K price point, a small owner-user buyer is almost always introduced by a cooperating broker. A 5% co-broker commission, well above the local norm, guarantees that every tenant-rep and buyer broker working this corridor leads with your unit before any competing listing. On a small deal, that distribution reach is the single most effective driver of competing offers, and it is funded out of the fee rather than the seller's time on market.
| Phase | Timeline | Activity |
|---|---|---|
| Engagement & Setup | Days 1–3 | Execute listing agreement; gather condominium and ownership documents; initiate media production |
| Media & Materials | Days 3–7 | Complete photography, drone, Matterport, and the offering package |
| Market Launch | Days 7–10 | Simultaneous release to portals, MLS, owner-user prospects, and the cooperating broker community |
| Buyer Engagement | Weeks 2–6 | Buyer qualification, tours, due diligence delivery, and offer negotiation |
| Contract to Close | Weeks 6–12 | Lender and title coordination; due diligence management; closing support |
A performance-based model backed by the reach of the Compass platform and direct access to a senior principal from listing through closing.
The full 10% brokerage fee is earned only at closing. If the unit does not sell, the seller owes nothing.
The firm absorbs 100% of marketing, media, and production costs. There is no cost to the seller to bring the unit to market.
A signed NDA precedes the release of sensitive detail, and proof of funds or lender pre-approval is required before the offer stage.
You work directly with the founding principal throughout. You are never passed off to a junior associate.
Backed by Compass (NYSE: COMP), a nationwide, technology-driven brokerage with a unified buyer database spanning every major market.
Deep commercial experience across the Florida market, with the local corridor knowledge that small-unit pricing depends on.
The team is prepared to move immediately upon execution. The following items represent the critical path to launch.
A clean, FAR-BAR-approved listing agreement is provided for review. The flexible termination clause keeps the seller in full control throughout.
Condominium declaration and rules, association budget and assessment history, current floor plan, any tenant or use restrictions, and the most recent tax bill. The team manages organization and distribution.
Coordinate a 2 to 3 hour window for the production team to complete photography, drone, and 3D capture, typically in a single visit.
Within 5 to 7 business days of execution, the unit is live and in front of the most qualified owner-user and broker pool in the corridor.