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    10049 NW 89th Avenue #18-20 Miami, FL 33178

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    For Lease
    Contact for pricing

    Centrally located industrial/commercial property with convenient access to major thoroughfares.

    Type:IND
    Property size:
    8,370 SF
    Added:
    Jul 3, 2025
    Days on Market:
    280
    Last Refresh:
    Apr 3 at 4:54 am

    Property Features for 10049 NW 89th Avenue #18-20

    General Information

    Standard status
    Active
    Size
    8,370 SF
    Property subtype
    IND

    We can help!

    Listing Contact
    Alexander Bernaldo
    Alexander Bernaldo

    Listing agent Alexander Bernaldo License #BK6263255, Florida

    Listing office Americas Commercial Real Estate

    Listing date Jul 3, 2025

    Source Realnex

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Americas Commercial Real Estate

    Overview

    Miami Industrial/Commercial Property For Lease

    This industrial and commercial property is centrally located near NW 105th Way and South River Drive, providing convenient access to major thoroughfares. It is situated on NW 89th Avenue through NW South River Drive. The property is just minutes away from both the Florida Turnpike and the Palmetto Expressway via Okeechobee Road, which connects to all highways and ports in the county. Miami International Airport and the Port of Miami can be reached within minutes via the Dolphin Expressway, while Broward County and Port Everglades are easily accessible from I-75 and I-95. The property features a total size of approximately 8,370 square feet, including approximately 670 square feet of office space and approximately 7,700 square feet of warehouse space. It includes five dock-high loading doors and one ramp loading door, with 10’ x 14’ loading doors. The property has 3-phase electrical service, an 18’ clear ceiling height, and a fully fire-sprinkled building with twin-T concrete walls and roof. It is located outside the Wellfield Protected Area and has city water and sewer.
    Location Intelligence

    Current Use by Public Records

    Aerial Photo Media Marketing & Advertising AJL PERFUMES LLC Cosmetic Store Commercial Los Gemelos Grocery & Convenience Store Caribbean Connection Imp ... Freight Service Overseas Shipping & Shopping ... Freight Service

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Similar Places Nearby

    • maritime container services — 10400 NW 95th St, Medley, FL 33178
    • Solo Depot Container Facility — 10110 NW 95th Ave, Medley, FL 33178
    • White Glove Logistics — 9092 NW South River Dr #56, Medley, FL 33166
    • AMARO MOVING, STORAGE & DELIVERY — 8181 NW 91st Terrace # 1, Miami, FL 33166
    • Go Mini's Of South Florida — 9140 nw 96th st, miami, fl 33178

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.342008
    Latitude
    25.865944

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    FAQs

    What type of property is this?
    Warehouse - Centrally located industrial/commercial property with convenient access to major thoroughfares.
    Where is this warehouse located?
    The property is located at 10049 NW 89th Avenue #18-20 Miami, FL.
    What are key features of this property?
    This property features: Prime central location with easy access to Florida Turnpike, Palmetto Expressway, Miami International Airport, and the Port of Miami.; +/- 7,700 Sq. Ft. Warehouse space featuring five (5) Dock High Loading Doors and One (1) Ramp Loading Door.; Benefit from 18’ Clear Ceiling Height and 3 Phase Electrical Service.
    (786) 277-4416
    We can help!
    Listing Contact
    Alexander Bernaldo
    Alexander Bernaldo
    Real Estate License ID: BK6263255, Florida
    Learn More
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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
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