Flex Space with 21-Foot Clear
For Sale
$456,750
Pending
1091 NW 31st Ave Unit C-4, Pompano Beach, FL 33069
Office-and-warehouse configuration within a gated business complex with direct Florida’s Turnpike access.
Property Size2,610 SF
Days on Market2030
Property Features for 1091 NW 31st Ave Unit C-4
General Information
Standard status
Pending
Size
2,610 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$5,505
Amenities
3
Building Details
Year Built
2009
Listing Agency:
Total R E Consultants Inc
(954) 551-9427
Listed By:
J. Josep Pelayo · License #A11883168
(954) 551-9427
Source:
Xome
Added: Feb 7, 2021
Changed: Aug 29
Last Checked: Aug 29 at 6:26PM
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 Total R E Consultants Inc
Investment Insights
Based on property information with market context.
Unit C-4 is a 2,610 SF industrial flex condominium combining office and warehouse areas. The property was built in 2009 and features concrete tilt-up construction, a twin “T” roof system, abundant natural lighting, and 21 ft. clear ceilings. One roll-up door supports warehouse access, while the unit’s configuration accommodates both business and storage functions.
The property is located within a fenced and gated business complex at 1091 NW 31st Ave in Pompano Beach. Zoning is B-4, identified as intensive business, and the complex provides direct access to Florida’s Turnpike. The unit is described as income producing and is offered for sale.
The property is located within a fenced and gated business complex at 1091 NW 31st Ave in Pompano Beach. Zoning is B-4, identified as intensive business, and the complex provides direct access to Florida’s Turnpike. The unit is described as income producing and is offered for sale.
Key Highlights
- 2,610 SF industrial flex condominium, Unit C‑4
- 21 ft. clear ceilings with twin “T” roof construction
- Concrete tilt‑up walls and abundant natural lighting
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
$34,812
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
7.62%
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%
$696,240
$696.2K
Cap Rate 7%
$497,314
$497.3K
Cap Rate 9%
$386,800
$386.8K
Market Conditions
NOI Build-Up for 2,610 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
$56.4K $21.60/SF
− Vacancy
−$2.8K −$1.08/SF
EGI
$53.6K $20.52/SF
− OpEx
−$18.7K −$7.18/SF
NOI
$34.8K $13.34/SF
Area
Pompano Beach, FL
Vacancy
5.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$696,240
Cap Rate 7%
$497,314
Cap Rate 9%
$386,800
Alternative Uses
Best Use
Office B
$735.9K
$643.9K – $858.6K
NOI $51,514 @ 7.0% cap · market cap 11.28%
Second Best
Flex RnD
$497.3K
$435.2K – $580.2K
NOI $34,812 @ 7.0% cap · market cap 7.62%
Theoretical Best
Office A
$1.02M
$890.7K – $1.19M
NOI $71,253 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
926
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33069, FL
28,817
Population
16,052
Households
1.8
Avg Household Size
42
Median Age
32%
College-Educated
86%
High-School Grad
9.4 sq mi
ZIP Area
3,066
Density / Sq Mi
$57,462
Median Household Income
$35,725
Median Earnings
$1,685
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Office-and-warehouse configuration within a gated business complex with direct Florida’s Turnpike access.
Where is this flex space located?
The property is located at 1091 NW 31st Ave Unit C-4 Pompano Beach, FL.
What is the asking price?
The asking price for this property is $456,750.
What are key features of this property?
This property features: 2,610 SF industrial flex condominium, Unit C‑4; 21 ft. clear ceilings with twin “T” roof construction; Concrete tilt‑up walls and abundant natural lighting
