Church Facility with Three
New
For Sale
$1,400,000
120 SW 70th Ave, Pembroke Pines, FL 33023
SINGLE_FAMILY - Pembroke Pines, FL
Property Size5,125 SF
Lot Size0.28 Acres
Price / SF$273.17
Days on Market1
Property Features for 120 SW 70th Ave
General Information
Property type
Residential
Property subtype
Office
Zoning description
(B-3)
Directions
PINES BLVD, WEST OF 441 PROCEED TO 70 AVE TURN LEFT( SOUTH). PROPERTY ON YOUR RIGHT.
Subdivision
3180
Standard status
Active
APN
514114010014
Lot size
0.28 Acres
Taxes and HOA fees
Tax Description
TATUMS SUB 2-5 D LOT 1 S 100 OF N 290 OF W 120 OF E 150
Tax Annual Amount
26313
Legal Description
TATUMS SUB 2-5 D LOT 1 S 100 OF N 290 OF W 120 OF E 150
Building Details
Year built
1962
Floors in Building
1
Listing Agency:
Ace Core-Group, LLC.
(954) 934-3612
Listed By:
Irfan Khan · License #3058504
(954) 394-8935
Added: Aug 18
Last Checked: Aug 18 at 10:06PM
MLS# A12071471
Copyright © 2026 Miami 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.
This 5,125-square-foot building is currently used as a church with reported occupancy of 225. The interior includes kitchens and three bathrooms, including shower facilities and a handicapped bathroom. Its layout can be separated into three bays, each with its own meter, and the property includes newer air-conditioning systems and three-phase electric service.
The facility is positioned at 120 SW 70th Ave in Pembroke Pines, just south of Pines Boulevard and east of the Turnpike. Access to Pines Boulevard is available from the property. On-site parking includes 15 spaces, with the potential for 7 additional spaces. B-2A zoning is in place, and the building was constructed in 1962.
The facility is positioned at 120 SW 70th Ave in Pembroke Pines, just south of Pines Boulevard and east of the Turnpike. Access to Pines Boulevard is available from the property. On-site parking includes 15 spaces, with the potential for 7 additional spaces. B-2A zoning is in place, and the building was constructed in 1962.
Key Highlights
- 5,125‑square‑foot church facility with reported occupancy of 225
- Building can be divided into 3 bays with separate meters
- Includes kitchens and 3 bathrooms, including shower facilities
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
$100,737
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
7.20%
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%
$2,014,740
$2.0M
Cap Rate 7%
$1,439,100
$1.4M
Cap Rate 9%
$1,119,300
$1.1M
Market Conditions
NOI Build-Up for 5,125 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
$172.2K $33.60/SF
− Vacancy
−$37.9K −$7.39/SF
EGI
$134.3K $26.21/SF
− OpEx
−$33.6K −$6.55/SF
NOI
$100.7K $19.66/SF
Area
Pembroke Pines, FL
Vacancy
22.00%
Lease Rate
$33.60 /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%
$2,014,740
Cap Rate 7%
$1,439,100
Cap Rate 9%
$1,119,300
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,737 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.18M
$1.90M – $2.54M
NOI $152,372 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
439
Businesses Nearby
Explore this area
Business Placement
Demographics for 33023, FL
66,749
Population
22,450
Households
3
Avg Household Size
38
Median Age
20%
College-Educated
84%
High-School Grad
8.8 sq mi
ZIP Area
7,585
Density / Sq Mi
$70,003
Median Household Income
$35,093
Median Earnings
$1,621
Median Rent
$344,500
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?
Church & religious facility - B-2A zoning, separate metering, and flexible commercial configuration support multiple occupancy options.
Where is this church & religious facility located?
The property is located at 120 SW 70th Ave Pembroke Pines, FL.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 5,125‑square‑foot church facility with reported occupancy of 225; Building can be divided into 3 bays with separate meters; Includes kitchens and 3 bathrooms, including shower facilities
