Flex Space with Grade-Level
For Sale
Under Contract
$2,100,000
16355 NW 27th Ave, Miami Gardens, FL 33054
Commercial Sale, Miami Gardens, FL
Property Size8,000 SF
Lot Size0.57 Acres
Price / SF$262.50
Days on Market67
Property Features for 16355 NW 27th Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
6500
Subdivision
21
Standard status
Active Under Contract
APN
34-21-15-002-0500
Lot size
0.57 Acres
Taxes and HOA fees
Tax Description
NW 27TH AVE HEIGHTS PB 47-55 LOT 5 & 20FT ALLEY W & ADJ & N84.8FT & E25FT OF S20FT OF LOT 7 BLK 5 PR ADD 16355 NW 27 AVE LOT SIZE IRREGULAR
Legal Description
NW 27TH AVE HEIGHTS PB 47-55 LOT 5 & 20FT ALLEY W & ADJ & N84.8FT & E25FT OF S20FT OF LOT 7 BLK 5 PR ADD 16355 NW 27 AVE LOT SIZE IRREGULAR
Building Details
Year built
1961
Listing Agency:
Trustpoint Realty, LLC.
(305) 200-0348
Listed By:
Darious White · License #3508013
(305) 747-0260
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 4 at 2:06AM
MLS# A11989966
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.
Built in 1961, the property includes an 8,000-square-foot flex building on 0.569 acres. The layout combines industrial and retail functions, with grade-level doors and 20-foot ceilings supporting practical commercial operations. Excess land adds outdoor area to the site and may accommodate storage, fleet use, or future expansion, as described in the property information. Cricket Wireless occupies part of the asset, providing an established retail component and in-place tenancy.
The property occupies a signalized corner along NW 27th Ave in Miami Gardens, within Miami-Dade County. The corridor carries reported daily traffic of 75,000–100,000+ vehicles. Access to I-95 and the Florida Turnpike supports connectivity across the surrounding market, while the source information identifies more than 500,000 residents within a 5-mile radius.
The property occupies a signalized corner along NW 27th Ave in Miami Gardens, within Miami-Dade County. The corridor carries reported daily traffic of 75,000–100,000+ vehicles. Access to I-95 and the Florida Turnpike supports connectivity across the surrounding market, while the source information identifies more than 500,000 residents within a 5-mile radius.
Key Highlights
- 8,000 SF flex building on 0.569 acres
- Signalized corner along NW 27th Ave
- 75,000–100,000+ vehicles passing daily
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
$117,981
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
5.62%
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%
$2,359,620
$2.4M
Cap Rate 7%
$1,685,443
$1.7M
Cap Rate 9%
$1,310,900
$1.3M
Market Conditions
NOI Build-Up for 8,000 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
$146.9K $18.36/SF
− Vacancy
−$8.1K −$1.01/SF
EGI
$138.8K $17.35/SF
− OpEx
−$20.8K −$2.60/SF
NOI
$118.0K $14.75/SF
Area
Miami Gardens, FL
Vacancy
5.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
15.00%
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%
$2,359,620
Cap Rate 7%
$1,685,443
Cap Rate 9%
$1,310,900
Alternative Uses
Best Use
Warehouse
$1.69M
$1.47M – $1.97M
NOI $117,981 @ 7.0% cap · market cap 5.62%
Second Best
Flex RnD
$1.51M
$1.32M – $1.76M
NOI $105,581 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$2.38M
$2.08M – $2.78M
NOI $166,720 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial building combines industrial functionality with retail use and an established Cricket Wireless tenancy.
Where is this flex space located?
The property is located at 16355 NW 27th Ave Miami Gardens, FL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 8,000 SF flex building on 0.569 acres; Signalized corner along NW 27th Ave; 75,000–100,000+ vehicles passing daily
