Restaurant Condo with Dedicated
For Sale
$925,000
107-7500 Nw 25th St, Miami, FL 33127
Income-producing restaurant condo with a modified net lease and renewal options.
Property Size1,606 SF
Price / SF$575.97
Days on Market69
Property Features for 107-7500 Nw 25th St
General Information
Standard status
Active
Size
1,606 SF
Total Parking Spaces
3
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Cap Rate
5.89%
Building Details
Tenancy
Single
Listing Agency:
Miami Commercial Real Estate, LLC.
(305) 807-5220
Listed By:
Lissette Gonzalez Torres · License #A12042713
(305) 807-5220
Source:
Exprealty
Added: Jun 24
Changed: Aug 30
Last Checked: Aug 30 at 2:46PM
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 Miami Commercial Real Estate, LLC.
Investment Insights
Based on property information with market context.
This 1,606 SF restaurant condominium is occupied by a Subway franchisee with more than 20 years of operating history at the property. The investment is structured under a Modified Net Lease, with the current term ending in 2028 and two additional 5-year renewal options. The property carries a 5.89% cap rate.
The condo is located within a master-planned business park totaling approximately 600,000 SF at the intersection of NW 25th Street and SR-826 in Miami-Dade County. It has direct exposure to NW 25th Street, access to the Palmetto Expressway, and is one exit north of the SR-826/SR-836 interchange. The property is near the City of Doral and includes unassigned parking along with 3 dedicated spaces.
The condo is located within a master-planned business park totaling approximately 600,000 SF at the intersection of NW 25th Street and SR-826 in Miami-Dade County. It has direct exposure to NW 25th Street, access to the Palmetto Expressway, and is one exit north of the SR-826/SR-836 interchange. The property is near the City of Doral and includes unassigned parking along with 3 dedicated spaces.
Key Highlights
- 1,606 SF restaurant condominium occupied by a Subway franchisee
- Subway franchisee has operated at this location for more than 20 years
- 5.89% cap rate with a Modified Net Lease
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
$75,884
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
8.20%
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%
$1,517,680
$1.5M
Cap Rate 7%
$1,084,057
$1.1M
Cap Rate 9%
$843,156
$843.2K
Market Conditions
NOI Build-Up for 1,606 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
$102.7K $63.96/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$101.2K $63.00/SF
− OpEx
−$25.3K −$15.75/SF
NOI
$75.9K $47.25/SF
Area
Miami, FL
Vacancy
1.50%
Lease Rate
$63.96 /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%
$1,517,680
Cap Rate 7%
$1,084,057
Cap Rate 9%
$843,156
Alternative Uses
Best Use
Specialty Retail
$1.08M
$948.6K – $1.26M
NOI $75,884 @ 7.0% cap · market cap 8.20%
Second Best
Retail
$748.5K
$655.0K – $873.3K
NOI $52,397 @ 7.0% cap · market cap 5.66%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7,248
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Food trucks — 192 NE 32nd St, Miami, FL 33137
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Income-producing restaurant condo with a modified net lease and renewal options.
Where is this conventional restaurant located?
The property is located at 107-7500 Nw 25th St Miami, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 1,606 SF restaurant condominium occupied by a Subway franchisee; Subway franchisee has operated at this location for more than 20 years; 5.89% cap rate with a Modified Net Lease
