Mixed-Use Property with
For Sale
$2,199,000
3595 NW 54th St, Hialeah, FL 33142
Commercial Sale, Hialeah, FL
Property Size8,364 SF
Lot Size0.42 Acres
Price / SF$262.91
Days on Market24
Property Features for 3595 NW 54th St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
7200
Subdivision
31
Standard status
Active
APN
04-31-16-011-0590
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
16 53 41 .43 AC PAN AMERICAN TERMINALS PB 50-71 LOT 7 BLK 5 LOT SIZE 18500 SQUARE FEET OR 19741-0929 0501 1
Legal Description
16 53 41 .43 AC PAN AMERICAN TERMINALS PB 50-71 LOT 7 BLK 5 LOT SIZE 18500 SQUARE FEET OR 19741-0929 0501 1
Building Details
Year built
1951
Listing Agency:
Canvas Real Estate
(786) 237-0797
Listed By:
Mariela Lopez Pena · License #3528718
(786) 210-1662
Added: Aug 13
Changed: Sep 2
Last Checked: Sep 5 at 5:06PM
MLS# A12066745
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 mixed-use commercial property combines warehouse and restaurant improvements within 8,364 SF of total building area. The warehouse component encompasses nearly 5,000 SF and includes three (3) high dock doors, while the restaurant portion provides approximately 3,000 SF. Both areas are currently leased, providing ongoing rental income to the owner.
The property occupies an approximately 18,500 SF lot at 3595 NW 54th St in Hialeah, Miami-Dade County, Florida. Constructed in 1951, the asset offers a combination of industrial and restaurant space in a single commercial property.
The property occupies an approximately 18,500 SF lot at 3595 NW 54th St in Hialeah, Miami-Dade County, Florida. Constructed in 1951, the asset offers a combination of industrial and restaurant space in a single commercial property.
Key Highlights
- 8,364 SF of total improvements
- Nearly 5,000 SF of warehouse space
- Three (3) high dock doors
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
$168,016
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
7.64%
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%
$3,360,320
$3.4M
Cap Rate 7%
$2,400,229
$2.4M
Cap Rate 9%
$1,866,844
$1.9M
Market Conditions
NOI Build-Up for 8,364 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
$240.9K $28.80/SF
− Vacancy
−$16.9K −$2.02/SF
EGI
$224.0K $26.78/SF
− OpEx
−$56.0K −$6.70/SF
NOI
$168.0K $20.09/SF
Area
Hialeah, FL
Vacancy
7.00%
Lease Rate
$28.80 /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%
$3,360,320
Cap Rate 7%
$2,400,229
Cap Rate 9%
$1,866,844
Alternative Uses
Best Use
Specialty Retail
$2.40M
$2.10M – $2.80M
NOI $168,016 @ 7.0% cap · market cap 7.64%
Second Best
Warehouse
$1.65M
$1.44M – $1.92M
NOI $115,287 @ 7.0% cap · market cap 5.24%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,445 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,334
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
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?
Mixed-use property - Combined warehouse and restaurant improvements are both leased for ongoing rental income.
Where is this mixed-use property located?
The property is located at 3595 NW 54th St Hialeah, FL.
What is the asking price?
The asking price for this property is $2,199,000.
What are key features of this property?
This property features: 8,364 SF of total improvements; Nearly 5,000 SF of warehouse space; Three (3) high dock doors
