Office Unit with
For Sale
$600,000
Pending
4851 W Hillsboro Boulevard #5a, Coconut Creek, FL 33073
Professional office suite with multiple offices, storage, parking, and a flexible mezzanine area.
Property Size1,358 SF
Days on Market58
Property Features for 4851 W Hillsboro Boulevard #5a
General Information
Standard status
Pending
Size
1,358 SF
Total Parking Spaces
2
Zoning
O-2
Building Details
Building Size
1,358 SF
Year Built
2007
Stories
2
Listing Agency:
Compass Florida, LLC
(954) 655-5097
Listed By:
William L Sohl · License #F10541789
(954) 655-5097
Source:
Laerrealty
Added: Jul 6
Changed: Aug 30
Last Checked: Aug 30 at 4:07AM
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 Compass Florida, LLC
Investment Insights
Based on property information with market context.
This O-2-zoned office unit in Hillsboro Executive Plaza was built in 2007 and is arranged with three large private offices, an open work area, a bathroom, and dedicated storage. A 315 sq. ft. second-story mezzanine currently supports storage use and may accommodate additional office space. The suite also includes impact windows, a newer A/C system, and epoxy flooring.
The property is located at 4851 W Hillsboro Boulevard, #5A, in Coconut Creek, with exposure along Hillsboro Boulevard and access toward nearby highways. Rear access supports loading, while the back area provides extra-tall clearance for storing long materials. Ample parking serves the office unit and its visitors.
The property is located at 4851 W Hillsboro Boulevard, #5A, in Coconut Creek, with exposure along Hillsboro Boulevard and access toward nearby highways. Rear access supports loading, while the back area provides extra-tall clearance for storing long materials. Ample parking serves the office unit and its visitors.
Key Highlights
- 315 sq. ft. second‑story mezzanine currently used for storage
- Three large offices plus open area, bathroom, and storage
- O‑2 zoning in Hillsboro Executive Plaza
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
$35,994
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
6.00%
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%
$719,880
$719.9K
Cap Rate 7%
$514,200
$514.2K
Cap Rate 9%
$399,933
$399.9K
Market Conditions
NOI Build-Up for 1,358 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
$61.9K $45.60/SF
− Vacancy
−$13.9K −$10.26/SF
EGI
$48.0K $35.34/SF
− OpEx
−$12.0K −$8.84/SF
NOI
$36.0K $26.51/SF
Area
Broward 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%
$719,880
Cap Rate 7%
$514,200
Cap Rate 9%
$399,933
Alternative Uses
Best Use
Office B
$514.2K
$449.9K – $599.9K
NOI $35,994 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$689.0K
$602.9K – $803.8K
NOI $48,228 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,216
Businesses Nearby
Explore this area
Business Placement
Demographics for 33073, FL
32,853
Population
12,708
Households
2.6
Avg Household Size
38
Median Age
38%
College-Educated
93%
High-School Grad
8.1 sq mi
ZIP Area
4,056
Density / Sq Mi
$99,269
Median Household Income
$50,754
Median Earnings
$2,193
Median Rent
$453,700
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 units - Professional office suite with multiple offices, storage, parking, and a flexible mezzanine area.
Where is this office units located?
The property is located at 4851 W Hillsboro Boulevard #5a Coconut Creek, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 315 sq. ft. second‑story mezzanine currently used for storage; Three large offices plus open area, bathroom, and storage; O‑2 zoning in Hillsboro Executive Plaza
