How is a mixed use building valued?

On the combined net operating income of both uses and on comparable sales, adjusted for the zoning, the condition and how lenders will finance it. A broker's pricing review shows each part of the income and the figures behind the price.

Do residential tenants have to leave when I sell?

No. Their leases continue with the new owner under Florida's landlord and tenant law.

What if part of my building is a nonconforming use?

Disclose it and document its history; buyers and lenders will ask whether it can continue. The review explains how it affects the price and the buyer pool.

For Owners

Sell Your Mixed Use Property in Florida

Name: Sell a Mixed Use Property
Brand: BreakThru Realty

Two kinds of income, two kinds of buyers. Price your building for the one who values both.

A mixed use building, shops below and apartments or offices above, is valued on both incomes and on the zoning that allows both. Buyers who understand the combination pay for it; buyers who do not discount it. Positioning the building for the right buyer is most of the work.

Review Buyer Interest in My Commercial Property · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Commercial Property Value and Buyer Match Review

Start With a Commercial Property Value and Buyer Match Review

Investors and owner users price your building three ways: against the competition, against closed sales and on its income, and the investor who buys it may already be working with BreakThru Realty. The review shows you all three prices, where they meet, whether the property fits the acquisition requirements investors have given us, and the ways to sell that fit your timing and your tax position.

What you receive

A check of the property against the acquisition requirements investors have given us: location, asset type, budget, occupancy, income and return, with no investor named
A broker's opinion of value from closed sales, competing listings and, for an income property, the rent roll and the cap rates buyers are paying
The documents buyers and lenders will ask for, and which to prepare before listing
Disposition options: open market sale, confidential sale, sale leaseback or a 1031 exchange, with the tradeoffs
The buyer profile for your property type and how we would reach it
A written summary of the figures behind the opinion, with an estimate of your proceeds where the figures you share allow one

What happens next

Tell us the address, the property type and how the building is occupied.
A commercial agent pulls the closed sales and the competing listings, checks the investor requirements on file and prepares the review.
We call within one business day to walk through it.
You decide whether, when and how to sell.

Free and confidential. It is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property. A potential investor match is a conversation, not an offer, and no investor learns about your property without your consent.

Review Buyer Interest in My Commercial Property · How commercial property is valued

What Buyers Value

Storefront rent and its tenants, residential or office rent and its occupancy, the expenses split between the uses, the condition of each part, parking, and zoning that permits every use. A legally nonconforming use is worth explaining clearly, because buyers and lenders will ask whether it survives a sale or a rebuild.

Who Buys Mixed Use

Investors who want diversified income, owner users who occupy the storefront and rent the upper floors, and local operators who know the street. BreakThru Realty works with investors and owner users across Florida who have shared their requirements, and a broker checks your building against them first.

Preparing the Sale

Gather every commercial and residential lease, the rent roll, two years of operating statements, utility and meter details by use, certificates of occupancy for the residential units, the zoning confirmation and any code or fire inspection reports.

Financing Shapes the Buyer Pool

Lenders often classify a mixed use building by the share of its income or space in each use, which decides the kind of loan a buyer can get. Knowing how your building is likely to be treated helps price it and choose the buyers to approach.

Marketing and the Sale

After the check against buyers on file, the listing reaches the market through the MLS, the mixed use and commercial pages on this site and cooperating brokers, with financials released under confidentiality agreements. Residential tenants keep their rights under Florida law through the sale.

Recent Sales and Market Data

Questions you may be asking

Do you already have a buyer for my building?: We say so only after a specific investor has reviewed the property and confirmed interest. The review first checks your property against the acquisition requirements investors have given us and tells you, under confidentiality, whether anything fits. If nothing does, it sets out how we take the property to the wider market.
Can the sale be kept confidential?: Yes. Financials go only to buyers who sign a confidentiality agreement, tours are by appointment, and a tenant occupied building can be marketed without disturbing the tenants. The review sets out the options and the MLS rules that apply.
What does it cost to sell?: The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. Other seller costs usually include title and closing charges and Florida documentary stamp tax on the deed; your closing agent confirms the figures.
I am thinking about a 1031 exchange.: Tell us before you sign anything: the exchange has to be set up before the sale closes. The review covers the timing, and your CPA and a qualified intermediary handle the tax side.
How long will it take?: Longer than a home. Pricing, marketing, a due diligence period that commonly runs 30 to 60 days and financing all take time. The commercial market pages show how long listings like yours have been on the market today.

Request a Broker Pricing Review

On this page you can tell us: the address, the uses and their square footage or units, leases and occupancy, your timing.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Own a Mixed Use Building?

Mixed use buyers value the combination: storefront income below, residential or office rent above, and the zoning that allows both. A broker can review your building against the requirements of investors and owner users working with BreakThru Realty and show how each part of the income is presented to them.

Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Frequently Asked Questions

How is a mixed use building valued?: On the combined net operating income of both uses and on comparable sales, adjusted for the zoning, the condition and how lenders will finance it. A broker's pricing review shows each part of the income and the figures behind the price.
Do residential tenants have to leave when I sell?: No. Their leases continue with the new owner under Florida's landlord and tenant law.
What if part of my building is a nonconforming use?: Disclose it and document its history; buyers and lenders will ask whether it can continue. The review explains how it affects the price and the buyer pool.