Mixed-Use Building with Office and
For Sale
$1,645,990
117 N 5TH STREET, Fort Pierce, FL 34950
Freestanding mixed-use building with 12 total units, including 6 ground-floor office suites and 6 upstairs apartments.
Property Size5,500 SF
Price / SF$299.27
Days on Market75
Property Features for 117 N 5TH STREET
General Information
Standard status
Active
Size
5,500 SF
Property subtype
Mixed Use
Financials
Asking Price
$1,695,000
Cap Rate
7.1%
Units
Unit Mix
2 x 1BR/1BA, 4 x studio
Multifamily Units
6
Office Units
6
Building Details
Year Built
1953
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
TOTAL R E CONSULTANTS INC
(954) 341-3294
Listed By:
Joe Pelayo · License #3005451
(954) 224-8773
Source:
Dennisrealty
Added: Jul 14
Changed: Sep 26
Last Checked: Sep 26 at 8:50AM
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.
The Royal Poinciana Building is a freestanding mixed-use property offering approximately 5,500+/- SF and 12 total units. The layout includes 6 ground-floor office suites with shared restroom and kitchenette amenities, and 6 second-floor residential units.
The residential mix consists of 2 one-bedroom, one-bath units and 4 updated studio apartments. The second-floor interiors feature renovated bathrooms, kitchenettes, tile/plank-style flooring, and utility-inclusive rents.
The building is located in downtown Fort Pierce, near the waterfront, marina, dining, arts, and local amenities. On-site parking is available.
For performance metrics, the property is presented with a 7.1% cap rate.
The residential mix consists of 2 one-bedroom, one-bath units and 4 updated studio apartments. The second-floor interiors feature renovated bathrooms, kitchenettes, tile/plank-style flooring, and utility-inclusive rents.
The building is located in downtown Fort Pierce, near the waterfront, marina, dining, arts, and local amenities. On-site parking is available.
For performance metrics, the property is presented with a 7.1% cap rate.
Key Highlights
- Approximately 5,500+/- SF freestanding mixed‑use building
- 12 total units split between 6 office suites and 6 apartments
- 6 ground‑floor office suites with shared restroom and kitchenette
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
$74,990
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
4.56%
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%
$1,499,800
$1.5M
Cap Rate 7%
$1,071,286
$1.1M
Cap Rate 9%
$833,222
$833.2K
Market Conditions
NOI Build-Up for 5,500 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
$143.2K $26.04/SF
− Vacancy
−$6.9K −$1.25/SF
EGI
$136.3K $24.79/SF
− OpEx
−$61.4K −$11.16/SF
NOI
$75.0K $13.63/SF
Area
St. Lucie County, FL
Vacancy
4.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,499,800
Cap Rate 7%
$1,071,286
Cap Rate 9%
$833,222
Alternative Uses
Best Use
Apartment 5plus
$1.07M
$937.4K – $1.25M
NOI $74,990 @ 7.0% cap · market cap 4.56%
Second Best
Mixed Use
$1.06M
$928.1K – $1.24M
NOI $74,250 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,822 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Office units
6
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,574
Businesses Nearby
Explore this area
Business Placement
Demographics for 34950, FL
16,582
Population
8,055
Households
2.1
Avg Household Size
37
Median Age
14%
College-Educated
64%
High-School Grad
5.2 sq mi
ZIP Area
3,189
Density / Sq Mi
$32,707
Median Household Income
$29,214
Median Earnings
$1,121
Median Rent
$175,900
Median Home Value
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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?
Mixed-use property - Freestanding mixed-use building with 12 total units, including 6 ground-floor office suites and 6 upstairs apartments.
Where is this mixed-use property located?
The property is located at 117 N 5TH STREET Fort Pierce, FL.
What is the asking price?
The asking price for this property is $1,645,990.
What are key features of this property?
This property features: Approximately 5,500+/- SF freestanding mixed‑use building; 12 total units split between 6 office suites and 6 apartments; 6 ground‑floor office suites with shared restroom and kitchenette
