Turnkey Mixed-Use Retail
For Sale
$1,250,000
Pending
6546 Pembroke Road, Miramar, FL 33023
Fully built-out space with open layout, backyard patio, and three individual meters configured as two combined units plus an end unit.
Property Size2,950 SF
Lot Size0.13 Acres
Days on Market62
Property Features for 6546 Pembroke Road
General Information
Standard status
Pending
Size
2,950 SF
Lot size
0.13 Acres
Zoning
ML
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$15,169
Building Details
Building Size
2,950 SF
Year Built
1961
Buildings
1
Stories
1
Listing Agency:
The Keyes Company
Listed By:
Jimmy Alor · License #A11877154
(305) 766-7958
Source:
Laerrealty
Added: Jul 5
Changed: Aug 16
Last Checked: Aug 14 at 7:35AM
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 The Keyes Company
Investment Insights
Based on property information with market context.
Turnkey mixed-use retail/office property at 6546 Pembroke Road in Miramar, offering a fully built-out, modern interior with an open-concept layout. The outdoor area includes a backyard patio with a designated food truck and entertainment area, creating an on-site space for customer-facing use. The property is metered with three individual meters: two units are combined into a larger main space, and a third independent end unit provides a separate configuration.
The site sits on a 5,703 SF lot with approximately 60 feet of frontage along Pembroke Road, supporting visibility and accessibility along a high-traffic thoroughfare. Zoning is TOC Mixed-Use Low. Permitted uses listed in the remarks include medical/dental, office, personal services, restaurant, retail, liquor-selling establishment, entertainment, production studios, banquet hall, childcare/daycare, salon/barber, religious institution, educational facilities, and pet services (buyer to verify with the City of Miramar).
The site sits on a 5,703 SF lot with approximately 60 feet of frontage along Pembroke Road, supporting visibility and accessibility along a high-traffic thoroughfare. Zoning is TOC Mixed-Use Low. Permitted uses listed in the remarks include medical/dental, office, personal services, restaurant, retail, liquor-selling establishment, entertainment, production studios, banquet hall, childcare/daycare, salon/barber, religious institution, educational facilities, and pet services (buyer to verify with the City of Miramar).
Key Highlights
- 1961‑built commercial property on a 5,703 SF lot with approx. 60 ft of frontage along Pembroke Road
- Fully built‑out interior with an open‑concept layout and modern finishes
- Backyard patio with a designated food truck and entertainment area
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
$89,693
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
7.18%
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%
$1,793,860
$1.8M
Cap Rate 7%
$1,281,329
$1.3M
Cap Rate 9%
$996,589
$996.6K
Market Conditions
NOI Build-Up for 2,950 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
$131.7K $44.64/SF
− Vacancy
−$3.6K −$1.21/SF
EGI
$128.1K $43.43/SF
− OpEx
−$38.4K −$13.03/SF
NOI
$89.7K $30.40/SF
Area
Miramar, FL
Vacancy
2.70%
Lease Rate
$44.64 /SF/Yr
Expense Ratio
30.00%
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%
$1,793,860
Cap Rate 7%
$1,281,329
Cap Rate 9%
$996,589
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,693 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.37M
$1.20M – $1.60M
NOI $96,099 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
859
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Fully built-out space with open layout, backyard patio, and three individual meters configured as two combined units plus an end unit.
Where is this retail space located?
The property is located at 6546 Pembroke Road Miramar, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 1961‑built commercial property on a 5,703 SF lot with approx. 60 ft of frontage along Pembroke Road; Fully built‑out interior with an open‑concept layout and modern finishes; Backyard patio with a designated food truck and entertainment area
