Gated Flex Space with Overhead
For Sale
$425,000
2205 W 80th St, Hialeah, FL 33016
Commercial Sale, Hialeah, FL
Property Size1,273 SF
Lot Size0.03 Acres
Price / SF$333.86
Days on Market48
Property Features for 2205 W 80th St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
7100
Parking
3
Parking features
Assigned
Security features
Security
Exterior features
Storm/Security Shutters
Directions
NW 122 St exit off 826 to W 24 Ave north to 80 St then east to 2205.
Subdivision
20
Standard status
Active
APN
04-20-27-109-0400
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
NICOLES IND WAREHOUSE CONDO UNIT 4 BLDG F UNDIV 1273/55532 INT IN COMMON ELEMENTS OFF REC 22135-4432 COC 23316-0931 04 2005 1
HOA Fee
$475 Monthly
Legal Description
NICOLES IND WAREHOUSE CONDO UNIT 4 BLDG F UNDIV 1273/55532 INT IN COMMON ELEMENTS OFF REC 22135-4432 COC 23316-0931 04 2005 1
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
Security
Building Details
Year built
2005
Floors in Building
2
Flooring type
Concrete
Building materials
Block
Roof type
Concrete
Listing Agency:
Global Investment Prop. Inc.
(786) 877-7768
Listed By:
Marcelo Merlo · License #0583930
(305) 318-4736
Added: Jul 31
Changed: Sep 12
Last Checked: Sep 16 at 1:06AM
MLS# A12062974
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.
This 1,273-SF flex space combines a dedicated office area with warehouse functionality. The unit features 20-foot ceilings, 3-phase electric service, concrete flooring, and one street-level overhead door. A second-floor mezzanine provides additional area but is excluded from the stated square footage. Three assigned parking spaces are included.
The property is within a secure gated community and was built in 2005. Building and site features include block construction, a concrete roof, public water and sewer, storm/security shutters, wall furnace heating, and wall or window-unit cooling. Property maintenance coverage includes insurance, security, roof work, exterior upkeep, garbage service, and related maintenance. Certain automotive, fabrication, marine, and motorcycle uses are excluded.
The property is within a secure gated community and was built in 2005. Building and site features include block construction, a concrete roof, public water and sewer, storm/security shutters, wall furnace heating, and wall or window-unit cooling. Property maintenance coverage includes insurance, security, roof work, exterior upkeep, garbage service, and related maintenance. Certain automotive, fabrication, marine, and motorcycle uses are excluded.
Key Highlights
- 1,273 SF office/warehouse unit
- 20' high ceilings and 3‑phase electric
- Second‑floor mezzanine excluded from stated SF
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
$24,575
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
5.78%
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%
$491,500
$491.5K
Cap Rate 7%
$351,071
$351.1K
Cap Rate 9%
$273,056
$273.1K
Market Conditions
NOI Build-Up for 1,273 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
$42.0K $33.00/SF
− Vacancy
−$9.2K −$7.26/SF
EGI
$32.8K $25.74/SF
− OpEx
−$8.2K −$6.44/SF
NOI
$24.6K $19.31/SF
Area
Hialeah, FL
Vacancy
22.00%
Lease Rate
$33.00 /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%
$491,500
Cap Rate 7%
$351,071
Cap Rate 9%
$273,056
Alternative Uses
Best Use
Office B
$351.1K
$307.2K – $409.6K
NOI $24,575 @ 7.0% cap · market cap 5.78%
Second Best
Flex RnD
$274.1K
$239.8K – $319.7K
NOI $19,184 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$501.1K
$438.4K – $584.6K
NOI $35,074 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,795
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33016, FL
45,714
Population
16,158
Households
2.8
Avg Household Size
43
Median Age
28%
College-Educated
83%
High-School Grad
4.2 sq mi
ZIP Area
10,884
Density / Sq Mi
$56,633
Median Household Income
$33,069
Median Earnings
$1,753
Median Rent
$295,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse space in a gated community with assigned parking and street-level loading access.
Where is this flex space located?
The property is located at 2205 W 80th St Hialeah, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,273 SF office/warehouse unit; 20' high ceilings and 3‑phase electric; Second‑floor mezzanine excluded from stated SF
