Fenced Mixed-Use Commercial
For Sale
$2,895,000
4a-92295 Old State Rd, Key Largo, FL 33037
Concrete commercial property with multiple suites, highway frontage, and access serving both directions of US-1.
Property Size6,214 SF
Lot Size0.86 Acres
Price / SF$465.88
Days on Market141
Property Features for 4a-92295 Old State Rd
General Information
Standard status
Active
Size
6,214 SF
Lot size
0.86 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
6
Taxes and HOA fees
Annual Taxes
$16,461
Amenities
fenced lot
exterior walkways
half bathrooms
additional restrooms
Building Details
Buildings
1
Building Size
6,214 SF
Construction
concrete
Tenancy
Multi
Listing Agency:
Ocean Sotheby's International Realty
(305) 393-1839
Listed By:
Claudette Mell · License #BK3015412
(305) 393-1839
Source:
Exprealty
Added: Apr 13
Changed: Aug 30
Last Checked: Aug 30 at 10:27PM
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 Ocean Sotheby's International Realty
Investment Insights
Based on property information with market context.
This solid-concrete mixed-use commercial building contains approximately 6,214 square feet within a fenced 37,477-square-foot site. The layout includes six separate units or suites linked by exterior walkways, creating a multi-occupant configuration. Each unit has a half bathroom, and two additional restrooms are available from the exterior walkways.
The property occupies 313 feet along US-1 on the northbound side. A cross street to the south provides access for traffic traveling in the opposite direction. The address is 4a-92295 Old State Rd, Key Largo, FL 33037. The existing configuration is identified for retail, office, medical, educational, fitness, and storage uses.
The property occupies 313 feet along US-1 on the northbound side. A cross street to the south provides access for traffic traveling in the opposite direction. The address is 4a-92295 Old State Rd, Key Largo, FL 33037. The existing configuration is identified for retail, office, medical, educational, fitness, and storage uses.
Key Highlights
- Approximately 6,214 sq. ft. of mixed‑use commercial space
- 37,477 sq. ft. fenced lot
- 313 feet of frontage on US‑1
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
$117,165
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
4.05%
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%
$2,343,300
$2.3M
Cap Rate 7%
$1,673,786
$1.7M
Cap Rate 9%
$1,301,833
$1.3M
Market Conditions
NOI Build-Up for 6,214 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
$186.4K $30.00/SF
− Vacancy
−$30.2K −$4.86/SF
EGI
$156.2K $25.14/SF
− OpEx
−$39.1K −$6.29/SF
NOI
$117.2K $18.86/SF
Area
Monroe County, FL
Vacancy
16.20%
Lease Rate
$30.00 /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%
$2,343,300
Cap Rate 7%
$1,673,786
Cap Rate 9%
$1,301,833
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $117,165 @ 7.0% cap · market cap 4.05%
Second Best
Mixed Use
$1.23M
$1.07M – $1.43M
NOI $85,753 @ 7.0% cap · market cap 2.96%
Theoretical Best
Office A
$2.50M
$2.19M – $2.92M
NOI $174,966 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 33037, FL
13,875
Population
10,494
Households
1.3
Avg Household Size
53
Median Age
41%
College-Educated
95%
High-School Grad
32.9 sq mi
ZIP Area
422
Density / Sq Mi
$80,911
Median Household Income
$40,641
Median Earnings
$1,896
Median Rent
$660,700
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?
Mixed-use property - Concrete commercial property with multiple suites, highway frontage, and access serving both directions of US-1.
Where is this mixed-use property located?
The property is located at 4a-92295 Old State Rd Key Largo, FL.
What is the asking price?
The asking price for this property is $2,895,000.
What are key features of this property?
This property features: Approximately 6,214 sq. ft. of mixed‑use commercial space; 37,477 sq. ft. fenced lot; 313 feet of frontage on US‑1
