Belle Glade Commercial Lots For
For Sale
$1,100,000
1360 S Main St, Belle Glade, FL 33430
Three commercial lots totaling 1.86 acres on S. Main Street.
Property Size6,158 SF
Lot Size1.86 Acres
Price / SF$178.63
Days on Market195
Property Features for 1360 S Main St
General Information
Standard status
Active
Size
6,158 SF
Lot size
1.86 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$2,213
Listing Agency:
Casteland Real Estate Corp
(954) 816-0756
Listed By:
Elizabeth C Strehse · License #3033981
(954) 816-0756
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 8 at 5:59AM
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 investment opportunity features three commercial lots, totaling 1.86 acres, with approximately 480 linear feet of frontage on S. Main Street in Belle Glade. The properties are in unincorporated Palm Beach County and are currently used for parking and storage of heavy equipment. The grounds have a stabilized subgrade and re-milled asphalt topping, and the site is fully fenced. There are three structures on the premises: a home/office of approximately 1,350 square feet, a metal building of 2,568 square feet, and a pole barn of 2,240 square feet used for maintenance and storage. The property is located on a major traffic roadway, SR 80, and is currently leased to 33 cabs and 6 rigs, a lawn mowing company, and a corn packing company.
Key Highlights
- High‑traffic location on S. Main Street (SR 80) in Belle Glade, Palm Beach County.
- Significant frontage of approximately 480 linear feet on S. Main Street.
- Total of 1.86 acres of commercial land being sold as one parcel.
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
$66,480
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
6.04%
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%
$1,329,600
$1.3M
Cap Rate 7%
$949,714
$949.7K
Cap Rate 9%
$738,667
$738.7K
Market Conditions
NOI Build-Up for 6,158 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
$100.5K $16.32/SF
− Vacancy
−$5.5K −$0.90/SF
EGI
$95.0K $15.42/SF
− OpEx
−$28.5K −$4.63/SF
NOI
$66.5K $10.80/SF
Area
Palm Beach County, FL
Vacancy
5.50%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
30.00%
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%
$1,329,600
Cap Rate 7%
$949,714
Cap Rate 9%
$738,667
Alternative Uses
Best Use
Retail
$1.49M
$1.30M – $1.74M
NOI $104,127 @ 7.0% cap · market cap 9.47%
Second Best
Industrial
$949.7K
$831.0K – $1.11M
NOI $66,480 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$4.34M
$3.79M – $5.06M
NOI $303,577 @ 7.0% cap · market cap 27.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
671
Businesses Nearby
36k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Shops & Services 37%
Home Improvements & Furnishings 12%
Electronics 7%
Bravo Supermarkets
Groceries
10,842 visits/mo
0.4 miles
Lake Hardware
Home Improvements & Furnishings
4,441 visits/mo
0.3 miles
Marathon
Shops & Services
4,430 visits/mo
0.4 miles
Wells Fargo
Shops & Services
4,314 visits/mo
0.1 miles
Sunoco
Shops & Services
3,404 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Three commercial lots totaling 1.86 acres on S. Main Street.
Where is this commercial land located?
The property is located at 1360 S Main St Belle Glade, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: High‑traffic location on S. Main Street (SR 80) in Belle Glade, Palm Beach County.; Significant frontage of approximately 480 linear feet on S. Main Street.; Total of 1.86 acres of commercial land being sold as one parcel.
