Two-Unit Office
For Sale
Contact for pricing
6306 Pembroke Rd, Miramar, FL 33023
Two-unit office building zoned ML, built in 1964, designed for a range of business uses.
Property Size1,590 SF
Price / SF$174.15
Days on Market57
Property Features for 6306 Pembroke Rd
General Information
Standard status
Active
Size
1,590 SF
Property subtype
OFFICE
Zoning
ML
Additional Details
Office Units
2
Building Details
Year Built
1964
Buildings
1
Building Size
1,590 SF
Listing Agency:
RE/MAX - 5 Star Realty | Hollywood
(954) 361-0000
Listed By:
John DeMarco · License #A12052614
(954) 453-1000
Source:
Moodyscre
Added: Jul 22
Changed: Sep 11
Last Checked: Sep 15 at 11:03AM
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 | Hollywood
Investment Insights
Based on property information with market context.
Two-unit office building totaling 1,590 SF at 6306 Pembroke Rd in Miramar, FL. Built in 1964, the property offers a compact configuration well suited for office uses and office-building investment.
Zoned ML, the building provides flexible business-use alignment for prospective tenants or owners. The site is set up to support office or office-office uses, with room for adapting the space to different operational needs within the zoning framework.
Whether you’re evaluating an owner-occupied office setup or an office investment, the two-unit structure and ML zoning provide a straightforward platform to plan your space and operations.
Zoned ML, the building provides flexible business-use alignment for prospective tenants or owners. The site is set up to support office or office-office uses, with room for adapting the space to different operational needs within the zoning framework.
Whether you’re evaluating an owner-occupied office setup or an office investment, the two-unit structure and ML zoning provide a straightforward platform to plan your space and operations.
Key Highlights
- 1,590 SF two‑unit office building
- Two units for flexible office use
- Built in 1964
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
$138,510
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
6.44%
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%
$2,770,200
$2.8M
Cap Rate 7%
$1,978,714
$2.0M
Cap Rate 9%
$1,539,000
$1.5M
Market Conditions
NOI Build-Up for 12,346 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
$235.6K $19.08/SF
− Vacancy
−$50.9K −$4.12/SF
EGI
$184.7K $14.96/SF
− OpEx
−$46.2K −$3.74/SF
NOI
$138.5K $11.22/SF
Area
Miramar, FL
Vacancy
21.60%
Lease Rate
$19.08 /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%
$2,770,200
Cap Rate 7%
$1,978,714
Cap Rate 9%
$1,539,000
Alternative Uses
Best Use
Office B
$1.98M
$1.73M – $2.31M
NOI $138,510 @ 7.0% cap · market cap 6.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.75M
$5.03M – $6.70M
NOI $402,184 @ 7.0% cap · market cap 18.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,815
Businesses Nearby
Explore this area
Business Placement
Demographics for 33023, FL
66,749
Population
22,450
Households
3
Avg Household Size
38
Median Age
20%
College-Educated
84%
High-School Grad
8.8 sq mi
ZIP Area
7,585
Density / Sq Mi
$70,003
Median Household Income
$35,093
Median Earnings
$1,621
Median Rent
$344,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Two-unit office building zoned ML, built in 1964, designed for a range of business uses.
Where is this office units located?
The property is located at 6306 Pembroke Rd Miramar, FL.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: 1,590 SF two‑unit office building; Two units for flexible office use; Built in 1964
