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    2451 NW 109Th Ave Sweetwater, FL 33172

    Sponsored
    For Sale
    $839,000

    Industrial - Sweetwater, FL

    Type:Industrial
    Days on Market:
    83
    Last Refresh:
    Jan 31 at 2:06 am

    Property Features for 2451 NW 109Th Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Industrial
    Standard status
    Active
    Zoning
    7100
    APN
    25-30-31-038-0060
    Parking
    4
    Parking features
    Guest

    Taxes and HOA fees

    Expense value
    928
    Expense
    Home Owner Assessments Fee

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2005
    Flooring type
    Concrete, Tile, Tile - Ceramic
    Architectural style
    Other

    We can help!

    Listing Contact
    Roque Gargano
    Roque Gargano

    FLORIDA CAPITAL REALTY (305) 728-5286

    Listing agent Roque Gargano (786) 953-5870 License #3466180

    Listing date Nov 10, 2025

    MLS# A11871126 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Sweetwater Industrial Corner Unit

    Located at a busy intersection on 25th Street, this corner unit features a store and warehouse. The property includes 1,710 square feet under air conditioning, with 600 square feet dedicated to office and showroom space. It is equipped with accordion shutters, a street-level vaulted loading door (16 ft), a separate entrance, a private bathroom, and four assigned parking spaces, plus visitor parking. The industrial warehouse is situated in a prime location near major highways and Dolphin and International Malls. Currently operating as a gym with a long-term tenant, the property is rented at $3,100 per month, presenting an investor opportunity. The lease expires in August 2027. HOA maintenance includes insurance, roof upkeep, exterior paint, and reserves. Zoning is 7100.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis Gift Shop Party City Party Store Skunk Funk Clothing Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC Outdoor Clothing And Equipment Shop

    Suggested Use

    Restaurant Law Firm Dental Office Auto Repair Shop Building Supply Spa & Massage Hair Salon Hotel & Motel Pharmacy Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    Smartelocke, Venture 3p Logistics, Nannybag Luggage Storage, The File Depot Northwest Miami, Public Storage

    Location Insight

    • Map
    • Local Demand
    City
    Sweetwater
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.3678
    Latitude
    25.7935

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    FAQs

    What type of property is this?
    Warehouse - Store and warehouse near highways and malls. Tenant occupied.
    Where is this warehouse located?
    The property is located at 2451 NW 109Th Ave Sweetwater, FL.
    What is the asking price?
    The asking price for this property is $839,000.
    What are key features of this property?
    This property features: - Prime location at a busy intersection on 25th ST, near major highways, Dolphin Mall, and International Mall.; - Currently rented to a long-term tenant at $3100 per month until August 2027, offering immediate investment income.; - Features 1710 sq ft under AC, including **600 sq ft of office & showroom space** within the warehouse.
    (305) 986-3851
    Request Owner's contact information
    2451 NW 109Th Ave Sweetwater, FL 33172
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    Sweetwater, FL 33172
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    2451 NW 109Th Ave Sweetwater, FL 33172
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    We can help!
    Listing Contact
    Roque Gargano
    Roque Gargano
    Real Estate License ID: 3466180
    (305) 986-3851
    Learn more
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