Two-Tenant Medical Office
For Sale
$989,900
1100 S Main Street, Belle Glade, FL
Commercial Sale, Belle Glade, FL
Property Size5,569 SF
Lot Size1.20 Acres
Price / SF$177.75
Days on Market95
Property Features for 1100 S Main Street
General Information
Property type
Residential
Property subtype
Office
Zoning
B-2 (city)
Parking
15
Security features
Security System
Lot features
Interior Lot, Oversized Lot
Subdivision
5560
Standard status
Active
APN
04374406000005041
Size
5,569 SF
Lot size
1.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
6-44-37~ W 233.4 FT OF E 292.9FT OF S 200 FT OF N 230 FT OF SE 1/4 (LESS R/W FOR SR 80)
Tax Annual Amount
12095
Legal Description
6-44-37~ W 233.4 FT OF E 292.9FT OF S 200 FT OF N 230 FT OF SE 1/4 (LESS R/W FOR SR 80)
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1997
Floors in Building
1
Number of units
1
Flooring type
Tile, Tile - Ceramic
Building materials
Concrete Block - With Stucco
Roof type
Shingle, Composition
Listing Agency:
Casteland Real Estate Corp
(561) 992-9739
Listed By:
Elizabeth C Strehse · License #3033981
(954) 816-0756
Added: Jun 16
Changed: Sep 15
Last Checked: Sep 18 at 4:06PM
MLS# B26042192
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.
Built in 1997, this 5,569-square-foot medical office property is arranged in two sections totaling 1.2 acres. One 2,785-square-foot section is leased to Action Physical Therapy, while the other 2,785-square-foot section serves separate doctors and their practices. The layout includes examination rooms, physician offices, three bathrooms including one accessible bathroom, a laboratory, an X-ray room, reception and records areas, and a waiting room.
The property is zoned B-2 by the city and is located at 1100 S Main Street in Belle Glade, Palm Beach County, Florida. Improvements include concrete block construction with stucco, composition shingle roofing, ceramic tile flooring, central electric cooling, and electric heat. Public water and public sewer serve the property, with electricity available.
The property is zoned B-2 by the city and is located at 1100 S Main Street in Belle Glade, Palm Beach County, Florida. Improvements include concrete block construction with stucco, composition shingle roofing, ceramic tile flooring, central electric cooling, and electric heat. Public water and public sewer serve the property, with electricity available.
Key Highlights
- 5,569 square feet of medical office space on 1.2 acres
- Two 2,785‑square‑foot sections with separate medical practices
- One section leased to Action Physical Therapy
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
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Open Analytics
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
Under-served
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - B-2-zoned medical property with separate practice areas, public utilities, central air, and ceramic tile flooring.
Where is this medical office space located?
The property is located at 1100 S Main Street 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: 5,569 square feet of medical office space on 1.2 acres; Two 2,785‑square‑foot sections with separate medical practices; One section leased to Action Physical Therapy
