Mixed-Use Property with Office
For Sale
Contact for pricing
150 N SWINTON AVE, Delray Beach, FL 33444
Occupied office and residential spaces support a flexible downtown mixed-use configuration.
Property Size5,569 SF
Lot Size0.25 Acres
Price / SF$645.88
Days on Market130
Property Features for 150 N SWINTON AVE
General Information
Standard status
Active
Size
5,569 SF
Lot size
0.25 Acres
Property subtype
Mixed Use
Zoning
OSSHAD
Occupancy
100%
Lease Type
Net
Investment Type
Value Add
Net Operating Income
$264,290
Units
Multifamily Units
2
Office Units
2
Building Details
Year Built
1999
Buildings
1
Stories
2
Units
8
Building Size
5,569 SF
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Marcus & Millichap - Fort Lauderdale
(954) 245-3513
Listed By:
Brian Rosen · License #FL SL 3189020
Source:
Crexi
Added: Apr 24
Changed: Aug 31
Last Checked: Aug 31 at 1:15AM
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 Marcus & Millichap - Fort Lauderdale
Investment Insights
Based on property information with market context.
Built in 1999 on a quarter-acre parcel, this mixed-use property combines two office suites with two residential apartments. All four spaces are occupied, providing an established operating profile across commercial and residential components.
At closing, the larger office suite will be vacated, while the smaller suite is expected to remain under a 12-month market-rent SF NNN leaseback. The apartments are leased month-to-month, offering flexibility in future residential leasing decisions. The property sits directly across from Old School Square and within walking distance of Atlantic Avenue’s restaurants, retail, nightlife, and hospitality uses. Its Downtown Delray Beach setting also places it within an area experiencing continued redevelopment and demand for mixed-use and live-work space.
At closing, the larger office suite will be vacated, while the smaller suite is expected to remain under a 12-month market-rent SF NNN leaseback. The apartments are leased month-to-month, offering flexibility in future residential leasing decisions. The property sits directly across from Old School Square and within walking distance of Atlantic Avenue’s restaurants, retail, nightlife, and hospitality uses. Its Downtown Delray Beach setting also places it within an area experiencing continued redevelopment and demand for mixed-use and live-work space.
Key Highlights
- Mixed‑use property with 2 office suites and 2 residential apartments
- Quarter‑acre parcel with all 4 spaces currently occupied
- Larger office suite to be vacated at closing
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
$143,631
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
4.10%
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%
$2,872,620
$2.9M
Cap Rate 7%
$2,051,871
$2.1M
Cap Rate 9%
$1,595,900
$1.6M
Market Conditions
NOI Build-Up for 5,419 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
$247.1K $45.60/SF
− Vacancy
−$55.6K −$10.26/SF
EGI
$191.5K $35.34/SF
− OpEx
−$47.9K −$8.84/SF
NOI
$143.6K $26.51/SF
Area
Palm Beach County, FL
Vacancy
22.50%
Lease Rate
$45.60 /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%
$2,872,620
Cap Rate 7%
$2,051,871
Cap Rate 9%
$1,595,900
Alternative Uses
Best Use
Office B
$2.05M
$1.80M – $2.39M
NOI $143,631 @ 7.0% cap · market cap 4.10%
Second Best
Mixed Use
$1.34M
$1.17M – $1.56M
NOI $93,478 @ 7.0% cap · market cap 2.67%
Theoretical Best
Office A
$3.82M
$3.34M – $4.45M
NOI $267,145 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,408
Businesses Nearby
Explore this area
Business Placement
Demographics for 33444, FL
22,671
Population
10,469
Households
2.2
Avg Household Size
41
Median Age
33%
College-Educated
84%
High-School Grad
5.0 sq mi
ZIP Area
4,534
Density / Sq Mi
$74,803
Median Household Income
$37,915
Median Earnings
$1,712
Median Rent
$425,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Occupied office and residential spaces support a flexible downtown mixed-use configuration.
Where is this mixed-use property located?
The property is located at 150 N SWINTON AVE Delray Beach, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Mixed‑use property with 2 office suites and 2 residential apartments; Quarter‑acre parcel with all 4 spaces currently occupied; Larger office suite to be vacated at closing
