Warehouse with PUD
For Sale
$1,100,000
20841 Johnson Street, Pembroke Pines, FL
COMMERCIAL - Pembroke Pines, FL
Property Size2,872 SF
Price / SF$383.01
Days on Market68
Property Features for 20841 Johnson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
(PUD)
Parking
1
Parking features
Guest, Assigned
Security features
Security
Subdivision
3980
Standard status
Active
APN
513910aa0130
Size
2,872 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CHAPEL TRAIL TRADE CENTER UNITS 108 BLDG B PER CDO CIN #101704920
Tax Annual Amount
13940
HOA Fee
$618 Monthly
Legal Description
CHAPEL TRAIL TRADE CENTER UNITS 108 BLDG B PER CDO CIN #101704920
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Flooring type
Laminate, Tile
Building materials
CBS
Roof type
Flat
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Elkin Sanchez · License #3554939
(954) 589-8763
Added: Jun 1
Changed: Aug 7
Last Checked: Aug 7 at 1:06PM
MLS# B26035497
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This warehouse at 20841 Johnson Street is a CBS construction building with a flat roof, built in 2005. The interior finishes include tile and laminate flooring, with central heating and central air for climate control. The property is served by public water and public sewer, and offers guest and assigned parking.
Zoned under (PUD), the warehouse is currently leased and includes approximately 3 years remaining on the lease term. This setup can support investors looking for an income-producing industrial asset with an established tenant and near-term lease continuity.
Overall, it presents a straightforward option for warehouse ownership in a designated PUD environment, with practical utilities and HVAC already in place.
Zoned under (PUD), the warehouse is currently leased and includes approximately 3 years remaining on the lease term. This setup can support investors looking for an income-producing industrial asset with an established tenant and near-term lease continuity.
Overall, it presents a straightforward option for warehouse ownership in a designated PUD environment, with practical utilities and HVAC already in place.
Key Highlights
- 2,872 SF warehouse with flat roof and CBS construction
- Leased with approximately 3 years remaining
- (PUD) zoning
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
$42,184
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
3.83%
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%
$843,680
$843.7K
Cap Rate 7%
$602,629
$602.6K
Cap Rate 9%
$468,711
$468.7K
Market Conditions
NOI Build-Up for 2,872 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
$51.7K $18.00/SF
− Vacancy
−$2.1K −$0.72/SF
EGI
$49.6K $17.28/SF
− OpEx
−$7.4K −$2.59/SF
NOI
$42.2K $14.69/SF
Area
Pembroke Pines, FL
Vacancy
4.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
15.00%
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%
$843,680
Cap Rate 7%
$602,629
Cap Rate 9%
$468,711
Alternative Uses
Best Use
Warehouse
$602.6K
$527.3K – $703.1K
NOI $42,184 @ 7.0% cap · market cap 3.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,388 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
931
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Chapel Trail Self Storage Center — 911 NW 209th Ave, Pembroke Pines, FL 33029
- Jude's Moving Crew — 21831 s heritage cir, pembroke pines, fl 33029
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse is leased with about three years remaining and includes central heating and central air.
Where is this warehouse located?
The property is located at 20841 Johnson Street Pembroke Pines, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 2,872 SF warehouse with flat roof and CBS construction; Leased with approximately 3 years remaining; (PUD) zoning
