Frontage Professional Office
For Sale
$395,000
1-5701 Overseas Hwy, Marathon, FL 33050
Reception, three private offices, kitchen area, and half bath support a flexible professional layout.
Property Size1,128 SF
Price / SF$350.18
Days on Market172
Property Features for 1-5701 Overseas Hwy
General Information
Standard status
Active
Size
1,128 SF
Additional Details
Highway Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$2,643
Building Details
Tenancy
Multi
Listing Agency:
Coldwell Banker Schmitt Real Estate Co.
(305) 743-5181
Listed By:
Amy Puto · License #3012615
(305) 766-1745
Source:
Exprealty
Added: Apr 1
Changed: Sep 18
Last Checked: Sep 18 at 4:04PM
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 Coldwell Banker Schmitt Real Estate Co.
Investment Insights
Based on property information with market context.
Unit 1 is an office property within First Professional Centre, a 17-unit complex with direct frontage on Overseas Highway. The interior includes a reception area with built-in desk, three private offices, a kitchen area, and a half bath. Windows surround the space, bringing natural light throughout the suite.
The property is currently occupied and is scheduled for vacant delivery as of July 1st. Its configuration is suited to professional users, including medical, legal, accounting, and similar office practices.
The property is currently occupied and is scheduled for vacant delivery as of July 1st. Its configuration is suited to professional users, including medical, legal, accounting, and similar office practices.
Key Highlights
- Direct Overseas Highway frontage within First Professional Centre
- Located in a 17‑unit professional office complex
- Three private offices plus a dedicated reception area
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
$21,268
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
5.38%
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%
$425,360
$425.4K
Cap Rate 7%
$303,829
$303.8K
Cap Rate 9%
$236,311
$236.3K
Market Conditions
NOI Build-Up for 1,128 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
$33.8K $30.00/SF
− Vacancy
−$5.5K −$4.86/SF
EGI
$28.4K $25.14/SF
− OpEx
−$7.1K −$6.29/SF
NOI
$21.3K $18.86/SF
Area
Monroe County, FL
Vacancy
16.20%
Lease Rate
$30.00 /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%
$425,360
Cap Rate 7%
$303,829
Cap Rate 9%
$236,311
Alternative Uses
Best Use
Office B
$303.8K
$265.9K – $354.5K
NOI $21,268 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$453.7K
$397.0K – $529.4K
NOI $31,761 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
Explore this area
Business Placement
Demographics for 33050, FL
10,479
Population
7,314
Households
1.4
Avg Household Size
50
Median Age
34%
College-Educated
90%
High-School Grad
9.1 sq mi
ZIP Area
1,152
Density / Sq Mi
$83,243
Median Household Income
$40,006
Median Earnings
$1,611
Median Rent
$705,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Reception, three private offices, kitchen area, and half bath support a flexible professional layout.
Where is this office units located?
The property is located at 1-5701 Overseas Hwy Marathon, FL.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Direct Overseas Highway frontage within First Professional Centre; Located in a 17‑unit professional office complex; Three private offices plus a dedicated reception area
