Medical Office Building with Treatment
For Sale
$989,900
1100 S Main St, Belle Glade, FL 33430
Two-section medical office building with multiple exam rooms, doctor offices, and ample on-site parking.
Property Size5,569 SF
Price / SF$177.75
Days on Market67
Property Features for 1100 S Main St
General Information
Standard status
Active
Size
5,569 SF
Building Details
Year Built
1997
Listing Agency:
Casteland Real Estate Corp
Listed By:
Elizabeth C Strehse · License #3033981
(954) 816-0756
Source:
Thepennteam
Added: Jun 30
Changed: Sep 4
Last Checked: Sep 4 at 5:35AM
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 Casteland Real Estate Corp
Investment Insights
Based on property information with market context.
This medical office building is arranged into two sections, offering a reception and waiting experience alongside dedicated clinical and administrative space. The building includes spacious treatment-related rooms such as approximately 6 or 7 examination rooms, five doctor offices, a laboratory, and an x-ray room. Multiple bathrooms are provided, including three baths total with one handicap-accessible bath, plus ample reception and records space.
The property is located at 1100 S Main Street in Belle Glade, Florida. Public remarks describe the area as high-traffic and emphasize convenient community access, along with ample parking for both patients and staff.
The layout supports healthcare users needing exam and diagnostic rooms, office space for physicians and practices, and suitable public-facing areas for patients. For buyers and operators, the building is presented as investment-ready with 2,785 square feet fully leased to Action Physical Therapy, and an additional 2,785 square feet leased to other doctors and practices, with each section operating as a medical office environment.
The property is located at 1100 S Main Street in Belle Glade, Florida. Public remarks describe the area as high-traffic and emphasize convenient community access, along with ample parking for both patients and staff.
The layout supports healthcare users needing exam and diagnostic rooms, office space for physicians and practices, and suitable public-facing areas for patients. For buyers and operators, the building is presented as investment-ready with 2,785 square feet fully leased to Action Physical Therapy, and an additional 2,785 square feet leased to other doctors and practices, with each section operating as a medical office environment.
Key Highlights
- Medical office building built in 1997 with a two‑section layout.
- Fully leased: 2,785 SF leased to Action Physical Therapy, plus an additional 2,785 SF leased to other doctors and practices.
- Multiple clinical spaces including 6–7 examination rooms, a laboratory, and an x‑ray room.
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
$73,377
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
7.41%
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%
$1,467,540
$1.5M
Cap Rate 7%
$1,048,243
$1.0M
Cap Rate 9%
$815,300
$815.3K
Market Conditions
NOI Build-Up for 5,569 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
$133.7K $24.00/SF
− Vacancy
−$11.4K −$2.04/SF
EGI
$122.3K $21.96/SF
− OpEx
−$48.9K −$8.78/SF
NOI
$73.4K $13.18/SF
Area
Palm Beach County, FL
Vacancy
8.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,467,540
Cap Rate 7%
$1,048,243
Cap Rate 9%
$815,300
Alternative Uses
Best Use
Office B
$2.11M
$1.85M – $2.46M
NOI $147,606 @ 7.0% cap · market cap 14.91%
Second Best
Healthcare Medical
$1.05M
$917.2K – $1.22M
NOI $73,377 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$3.92M
$3.43M – $4.58M
NOI $274,540 @ 7.0% cap · market cap 27.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33430, FL
20,327
Population
7,158
Households
2.8
Avg Household Size
35
Median Age
13%
College-Educated
71%
High-School Grad
239.8 sq mi
ZIP Area
85
Density / Sq Mi
$48,690
Median Household Income
$31,117
Median Earnings
$860
Median Rent
$142,200
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?
Medical Office Space - Two-section medical office building with multiple exam rooms, doctor offices, and ample on-site parking.
Where is this medical office space located?
The property is located at 1100 S Main St Belle Glade, FL.
What is the asking price?
The asking price for this property is $989,900.
What are key features of this property?
This property features: Medical office building built in 1997 with a two‑section layout.; Fully leased: 2,785 SF leased to Action Physical Therapy, plus an additional 2,785 SF leased to other doctors and practices.; Multiple clinical spaces including 6–7 examination rooms, a laboratory, and an x‑ray room.
