Leased Warehouse with Central
For Sale
$1,100,000
20841 Johnson Street, Pembroke Pines, FL
Commercial Sale, Pembroke Pines, FL
Property Size2,872 SF
Price / SF$383.01
Days on Market94
Property Features for 20841 Johnson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
(PUD)
Parking
1
Parking features
Assigned, Guest
Security features
Security
Subdivision
3980
Standard status
Active
APN
513910aa0130
Size
2,872 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CHAPEL TRAIL TRADE CENTER UNITS 108 BLDG B PER CDO CIN #101704920
Tax Annual Amount
13940
HOA Fee
$618 Monthly
Legal Description
CHAPEL TRAIL TRADE CENTER UNITS 108 BLDG B PER CDO CIN #101704920
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Flooring type
Tile, Laminate
Building materials
CBS
Roof type
Flat
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Elkin Sanchez · License #3554939
(954) 589-8763
Added: Jun 1
Changed: Aug 28
Last Checked: Sep 2 at 7:06AM
MLS# B26035497
Copyright © 2026 BeachesMLS. 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 warehouse property was built in 2005 and features CBS construction, a flat roof, laminate and tile flooring, central heating, and central air conditioning. Public water and public sewer serve the property, while assigned and guest parking support on-site access. The property is currently leased with approximately 3 years remaining on the lease term.
Located at 20841 Johnson Street in Pembroke Pines, the property is within a planned unit development identified as (PUD). Its warehouse classification and existing lease provide a defined commercial use and occupancy profile for ownership consideration.
Located at 20841 Johnson Street in Pembroke Pines, the property is within a planned unit development identified as (PUD). Its warehouse classification and existing lease provide a defined commercial use and occupancy profile for ownership consideration.
Key Highlights
- Currently leased with approximately 3 years remaining
- CBS construction with a flat roof; built in 2005
- Central heating and central air conditioning
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
$42,339
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
3.85%
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%
$846,780
$846.8K
Cap Rate 7%
$604,843
$604.8K
Cap Rate 9%
$470,433
$470.4K
Market Conditions
NOI Build-Up for 2,872 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
$68.9K $24.00/SF
− Vacancy
−$3.8K −$1.32/SF
EGI
$65.1K $22.68/SF
− OpEx
−$22.8K −$7.94/SF
NOI
$42.3K $14.74/SF
Area
Pembroke Pines, FL
Vacancy
5.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$846,780
Cap Rate 7%
$604,843
Cap Rate 9%
$470,433
Alternative Uses
Best Use
Flex RnD
$604.8K
$529.2K – $705.7K
NOI $42,339 @ 7.0% cap · market cap 3.85%
Second Best
Warehouse
$602.6K
$527.3K – $703.1K
NOI $42,184 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,388 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse ownership with an existing lease, assigned parking, and guest spaces in a planned unit development.
Where is this warehouse located?
The property is located at 20841 Johnson Street Pembroke Pines, 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: Currently leased with approximately 3 years remaining; CBS construction with a flat roof; built in 2005; Central heating and central air conditioning
