Sushi Restaurant with Commercial
For Sale
$300,000
Pembroke Pines, FL 33024, Pembroke Pines, FL 33024
Business Opportunity, Pembroke Pines, FL
Property Size2,000 SF
Price / SF$150
Days on Market58
Property Features
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
PRD-10Q
Subdivision
3180
Standard status
Active
APN
514116220010
Taxes and HOA fees
Tax Description
PEMBROKE COMMONS 144-28 B TRACT "A" LESS LEASED AREA DESC IN OR 28600/937 AND LESS N 293 OF E 200 TRACT A
Tax Annual Amount
7631
Legal Description
PEMBROKE COMMONS 144-28 B TRACT "A" LESS LEASED AREA DESC IN OR 28600/937 AND LESS N 293 OF E 200 TRACT A
Building Details
Year built
1990
Listing Agency:
Luxe Properties
(305) 809-7650
Listed By:
Lysandra Wu · License #3292560
(786) 325-2596
Added: Jul 31
Changed: Sep 2
Last Checked: Sep 26 at 4:06PM
MLS# A12061200
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Operating sushi restaurant business in Pembroke Pines with approximately 2,000+/- SF, seating for up to 65 guests, and a fully equipped commercial kitchen. The sale includes furniture, fixtures, equipment, and a Beer, Wine & Sake (Soft Liquor) License. Existing service formats include dine-in, takeout, and delivery, while the business has operated under experienced ownership for 2 decades.
The restaurant is located within a retail plaza with ample parking and neighboring businesses. The current lease has approximately 3 years remaining, together with a 10-year renewal option. The business is currently operating, and showings are arranged by appointment through the listing agents.
The restaurant is located within a retail plaza with ample parking and neighboring businesses. The current lease has approximately 3 years remaining, together with a 10-year renewal option. The business is currently operating, and showings are arranged by appointment through the listing agents.
Key Highlights
- Approximately 2,000+/- SF restaurant with seating for up to 65 guests
- Fully equipped commercial kitchen, furniture, fixtures, and equipment included
- Beer, Wine & Sake (Soft Liquor) License included
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
$25,670
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
8.56%
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%
$513,400
$513.4K
Cap Rate 7%
$366,714
$366.7K
Cap Rate 9%
$285,222
$285.2K
Market Conditions
NOI Build-Up for 2,000 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
$38.4K $19.20/SF
− Vacancy
−$1.7K −$0.86/SF
EGI
$36.7K $18.34/SF
− OpEx
−$11.0K −$5.50/SF
NOI
$25.7K $12.84/SF
Area
Pembroke Pines, FL
Vacancy
4.50%
Lease Rate
$19.20 /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%
$513,400
Cap Rate 7%
$366,714
Cap Rate 9%
$285,222
Alternative Uses
Best Use
Specialty Retail
$528.9K
$462.8K – $617.1K
NOI $37,026 @ 7.0% cap · market cap 12.34%
Second Best
Industrial
$366.7K
$320.9K – $427.8K
NOI $25,670 @ 7.0% cap · market cap 8.56%
Theoretical Best
Office A
$849.5K
$743.3K – $991.0K
NOI $59,462 @ 7.0% cap · market cap 19.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
1,232
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33024, FL
74,843
Population
26,552
Households
2.8
Avg Household Size
39
Median Age
28%
College-Educated
90%
High-School Grad
11.6 sq mi
ZIP Area
6,452
Density / Sq Mi
$76,501
Median Household Income
$38,144
Median Earnings
$1,724
Median Rent
$365,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating restaurant business supports dine-in, takeout, and delivery service from a retail-plaza setting.
Where is this conventional restaurant located?
The property is located at Pembroke Pines, FL.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Approximately 2,000+/- SF restaurant with seating for up to 65 guests; Fully equipped commercial kitchen, furniture, fixtures, and equipment included; Beer, Wine & Sake (Soft Liquor) License included
