Retail/Office Redevelopment
For Sale
$8,000,000
2025 N Dixie Highway, Pompano Beach, FL 33060
Existing retail/office generating $570,000+ annual income and zoned for church, schools, and Live Local redevelopment.
Property Size26,808 SF
Lot Size1.54 Acres
Price / SF$298.42
Days on Market40
Property Features for 2025 N Dixie Highway
General Information
Standard status
Active
Size
26,808 SF
Lot size
1.54 Acres
Zoning
B-3
Additional Details
Multifamily Units
140
Taxes and HOA fees
Annual Taxes
$76,000
Building Details
Building Size
26,808 SF
Year Built
1984
Listing Agency:
RE/MAX 5 Star Realty
(305) 968-6238
Listed By:
Randall Sanz · License #A11943771
(305) 968-6238
Source:
Laerrealty
Added: Jul 16
Changed: Aug 24
Last Checked: Aug 23 at 7:19AM
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 RE/MAX 5 Star Realty
Investment Insights
Based on property information with market context.
This for-sale redevelopment site at 2025 N Dixie Hwy (SR-811) in Pompano Beach includes 1.54 acres improved with 26,808 SF of existing retail/office buildings currently generating $570,000+ in annual income. The property is positioned for a future by-right residential development totaling 140 units under Florida’s Live Local Act, subject to site plan approval.
According to the provided information, in-place rents average approximately $21/SF and are materially below documented market leases in the $28–$32/SF range. That spread supports a path to near-term NOI growth through lease renewals and re-tenanting while the redevelopment entitlement and planning process is underway.
According to the provided information, in-place rents average approximately $21/SF and are materially below documented market leases in the $28–$32/SF range. That spread supports a path to near-term NOI growth through lease renewals and re-tenanting while the redevelopment entitlement and planning process is underway.
Key Highlights
- ±1.54‑acre property with 26,808 SF of existing retail/office buildings generating $570,000+ in annual income
- Zoned for church, schools, and Live Local redevelopment on North Dixie Highway (SR‑811), Pompano Beach
- Redevelopment supported by‑right for a future 140‑unit residential project under Florida’s Live Local Act, subject to site plan approval
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
$529,109
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
6.61%
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%
$10,582,180
$10.6M
Cap Rate 7%
$7,558,700
$7.6M
Cap Rate 9%
$5,878,989
$5.9M
Market Conditions
NOI Build-Up for 26,808 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
$830.0K $30.96/SF
− Vacancy
−$124.5K −$4.64/SF
EGI
$705.5K $26.32/SF
− OpEx
−$176.4K −$6.58/SF
NOI
$529.1K $19.74/SF
Area
Pompano Beach, FL
Vacancy
15.00%
Lease Rate
$30.96 /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%
$10,582,180
Cap Rate 7%
$7,558,700
Cap Rate 9%
$5,878,989
Alternative Uses
Best Use
Office B
$7.56M
$6.61M – $8.82M
NOI $529,109 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.46M
$9.15M – $12.20M
NOI $731,858 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
140
Residential units
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
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?
Office building - Existing retail/office generating $570,000+ annual income and zoned for church, schools, and Live Local redevelopment.
Where is this office building located?
The property is located at 2025 N Dixie Highway Pompano Beach, FL.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: ±1.54‑acre property with 26,808 SF of existing retail/office buildings generating $570,000+ in annual income; Zoned for church, schools, and Live Local redevelopment on North Dixie Highway (SR‑811), Pompano Beach; Redevelopment supported by‑right for a future 140‑unit residential project under Florida’s Live Local Act, subject to site plan approval
