Mixed-Use Building with
For Sale
$1,533,333
11401 Overseas Highway, Marathon, FL 33050
Commercial Sale, Marathon, FL
Property Size3,429 SF
Lot Size0.34 Acres
Price / SF$447.17
Days on Market151
Property Features for 11401 Overseas Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU - Mixed Use Commercial
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Appliances
No Appliances
Subdivision
Little Venice (53.0)
View
Water
Directions
GPS
Standard status
Active
APN
00346950000000
Size
3,429 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lots 163 Thru 168 Little Venice #2 Pb3-26 Key Vaca Or4-470 Or156-511 Or610-268 Or780-1640 Or874-133 Or1008-1084 Or3148-2
Tax Annual Amount
10073
Legal Description
Lots 163 Thru 168 Little Venice #2 Pb3-26 Key Vaca Or4-470 Or156-511 Or610-268 Or780-1640 Or874-133 Or1008-1084 Or3148-2
Amenities
double drive-thru
open patio upstairs
Building Details
Year built
1983
Building materials
CBS
Listing Agency:
Ocean Sotheby's International Realty
(305) 712-8888
Listed By:
Sabrina Wampler & Sarah Ewald
(305) 393-0585
Added: Mar 25
Changed: Aug 21
Last Checked: Aug 22 at 9:06AM
MLS# 619199
Copyright © 2026 Florida Keys Board of REALTORS®. 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.
Located at 11401 Overseas Highway in Marathon, this mixed-use commercial property contains 3,429 square feet of air-conditioned space within a CBS building constructed in 1983. The improvements include a double drive-through, two bathrooms, and an open upper-level patio.
The property occupies a 15,000-square-foot corner lot with direct exposure to Overseas Highway and on-site parking for customers and employees. MU - Mixed Use Commercial zoning supports office and retail applications, providing a range of commercial configuration options within the existing building.
The property occupies a 15,000-square-foot corner lot with direct exposure to Overseas Highway and on-site parking for customers and employees. MU - Mixed Use Commercial zoning supports office and retail applications, providing a range of commercial configuration options within the existing building.
Key Highlights
- 3,429 square feet of air‑conditioned commercial space
- CBS construction with 1983 build year
- Double drive‑through and open upstairs patio
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
$64,654
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
4.22%
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%
$1,293,080
$1.3M
Cap Rate 7%
$923,629
$923.6K
Cap Rate 9%
$718,378
$718.4K
Market Conditions
NOI Build-Up for 3,429 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
$102.9K $30.00/SF
− Vacancy
−$16.7K −$4.86/SF
EGI
$86.2K $25.14/SF
− OpEx
−$21.6K −$6.29/SF
NOI
$64.7K $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%
$1,293,080
Cap Rate 7%
$923,629
Cap Rate 9%
$718,378
Alternative Uses
Best Use
Office B
$923.6K
$808.2K – $1.08M
NOI $64,654 @ 7.0% cap · market cap 4.22%
Second Best
Mixed Use
$676.0K
$591.5K – $788.7K
NOI $47,320 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,550 @ 7.0% cap · market cap 6.30%
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
528
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - MU - Mixed Use Commercial zoning supports office and retail use potential.
Where is this mixed-use property located?
The property is located at 11401 Overseas Highway Marathon, FL.
What is the asking price?
The asking price for this property is $1,533,333.
What are key features of this property?
This property features: 3,429 square feet of air‑conditioned commercial space; CBS construction with 1983 build year; Double drive‑through and open upstairs patio
