Pompano Beach Single-Story
For Sale
$1,700,000
925 SE 1st St # 929, Pompano Beach, FL 33060
Single-story office building in Pompano Beach's revitalized East Overlay District.
Property Size6,018 SF
Days on Market168
Property Features for 925 SE 1st St # 929
General Information
Standard status
Active
Size
6,018 SF
Class
C
Property subtype
Office
Building Details
Building Size
6,018 SF
Year Built
1987
Listing Agency:
S.L. Nusbaum Realty Co
(757) 287-1490
Listed By:
Doug Aronson · License #BK3274104
(757) 287-1490
Source:
Slnusbaum
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 8 at 2:12PM
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 S.L. Nusbaum Realty Co
Investment Insights
Based on property information with market context.
Located at 925 SE 1st Street in Pompano Beach, FL, this single-story office building is situated within the highly desirable South Florida market. The property benefits from strong demographic fundamentals and long-term economic stability. Pompano Beach, a coastal city in Broward County just north of Fort Lauderdale, offers convenient access to the Miami–Fort Lauderdale–West Palm Beach metro area. The city is experiencing population growth, with an estimated 118,104 residents in 2024 and a projected 121,174 residents by 2026. The property is located in the Revitalized East Overlay District and suitable for medical or general office use. A new roof is planned for October 2025.
Key Highlights
- Prime location in revitalized East Overlay District.
- Located in the highly desirable South Florida market with strong demographic fundamentals.
- Convenient access to the Miami–Fort Lauderdale–West Palm Beach metro 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
$118,777
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
6.99%
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%
$2,375,540
$2.4M
Cap Rate 7%
$1,696,814
$1.7M
Cap Rate 9%
$1,319,744
$1.3M
Market Conditions
NOI Build-Up for 6,018 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
$186.3K $30.96/SF
− Vacancy
−$27.9K −$4.64/SF
EGI
$158.4K $26.32/SF
− OpEx
−$39.6K −$6.58/SF
NOI
$118.8K $19.74/SF
Area
Pompano Beach, FL
Vacancy
15.00%
Lease Rate
$30.96 /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%
$2,375,540
Cap Rate 7%
$1,696,814
Cap Rate 9%
$1,319,744
Alternative Uses
Best Use
Office B
$1.70M
$1.48M – $1.98M
NOI $118,777 @ 7.0% cap · market cap 6.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.35M
$2.05M – $2.74M
NOI $164,291 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,113
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
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 building - Single-story office building in Pompano Beach's revitalized East Overlay District.
Where is this office building located?
The property is located at 925 SE 1st St # 929 Pompano Beach, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Prime location in revitalized East Overlay District.; Located in the highly desirable South Florida market with strong demographic fundamentals.; Convenient access to the Miami–Fort Lauderdale–West Palm Beach metro area.
