Multi-Tenant NNN Retail
For Sale
$11,600,000
4355 W 16th Ave, Hialeah, FL 33012
Commercial Sale, Hialeah, FL
Property Size32,362 SF
Lot Size1.55 Acres
Price / SF$358.45
Days on Market72
Property Features for 4355 W 16th Ave
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
6400
Subdivision
30
Standard status
Active
APN
04-30-02-072-0030
Lot size
1.55 Acres
Taxes and HOA fees
Tax Description
5TH ADDN TO SOROA SUB PB 116-6 LOTS 3 THRU 6 BLK 9 LOT SIZE 67366 SQ FT OR 17200-0344 0496 5 (4) COC 26529-2023 08 2008 5
Legal Description
5TH ADDN TO SOROA SUB PB 116-6 LOTS 3 THRU 6 BLK 9 LOT SIZE 67366 SQ FT OR 17200-0344 0496 5 (4) COC 26529-2023 08 2008 5
Building Details
Year built
1984
Listing Agency:
Trustpoint Realty, LLC.
(305) 200-0348
Listed By:
Andres Villarreal · License #3606293
(754) 736-0335
Added: Jun 13
Changed: Aug 20
Last Checked: Aug 23 at 10:06AM
MLS# A12036210
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 32,362-square-foot mixed-use retail center occupies 1.5465 acres at 4355 W 16th Ave in Hialeah, Florida. Built in 1984, the property contains 20 tenant spaces, with 19 occupied and one vacant, representing 95% occupancy.
All leases are structured as 100% NNN arrangements. Tenants pay taxes, insurance, and CAM directly, with zero landlord expense responsibility stated for the property. The center is classified as an NNN retail property and offers a multi-tenant commercial configuration in Miami-Dade County.
All leases are structured as 100% NNN arrangements. Tenants pay taxes, insurance, and CAM directly, with zero landlord expense responsibility stated for the property. The center is classified as an NNN retail property and offers a multi-tenant commercial configuration in Miami-Dade County.
Key Highlights
- 32,362 SF mixed‑use retail center on 1.5465 acres
- 20 tenants with 19 occupied and 1 vacant
- 95% occupancy
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
$562,710
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
4.85%
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%
$11,254,200
$11.3M
Cap Rate 7%
$8,038,714
$8.0M
Cap Rate 9%
$6,252,333
$6.3M
Market Conditions
NOI Build-Up for 32,362 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
$873.8K $27.00/SF
− Vacancy
−$69.9K −$2.16/SF
EGI
$803.9K $24.84/SF
− OpEx
−$241.2K −$7.45/SF
NOI
$562.7K $17.39/SF
Area
Hialeah, FL
Vacancy
8.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$11,254,200
Cap Rate 7%
$8,038,714
Cap Rate 9%
$6,252,333
Alternative Uses
Best Use
Retail
$8.04M
$7.03M – $9.38M
NOI $562,710 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.74M
$11.15M – $14.86M
NOI $891,638 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
95%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,048
Businesses Nearby
424k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 23%
Apparel 23%
Home Improvements & Furnishings 2%
Burlington
Apparel
55,416 visits/mo
0.3 miles
Outback Steakhouse
Dining
42,375 visits/mo
0.5 miles
Golden Corral
Dining
28,990 visits/mo
0.3 miles
Marshalls
Apparel
28,663 visits/mo
0.2 miles
Wendy's
Dining
22,046 visits/mo
0.4 miles
Demographics for 33012, FL
70,260
Population
25,923
Households
2.7
Avg Household Size
48
Median Age
18%
College-Educated
72%
High-School Grad
5.9 sq mi
ZIP Area
11,908
Density / Sq Mi
$45,818
Median Household Income
$32,039
Median Earnings
$1,562
Median Rent
$355,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - Mixed-use commercial property with 20 tenants and 95% occupancy.
Where is this nnn property located?
The property is located at 4355 W 16th Ave Hialeah, FL.
What is the asking price?
The asking price for this property is $11,600,000.
What are key features of this property?
This property features: 32,362 SF mixed‑use retail center on 1.5465 acres; 20 tenants with 19 occupied and 1 vacant; 95% occupancy
