Contiguous Commercial Land
For Sale
Contact for pricing
114 Northwest 22nd Avenue, Miami, FL 33125
Two adjoining parcels combine an existing retail building with an adjacent commercial lot and neighborhood zoning.
Property Size5,851 SF
Price / SF$444.37
Days on Market8
Property Features for 114 Northwest 22nd Avenue
General Information
Standard status
Active
Size
5,851 SF
Property subtype
Retail, Land
Zoning
Commercial, Neighborhood
Investment Type
Value Add
Building Details
Year Built
1952
Buildings
1
Stories
1
Listing Agency:
CMV Realty LLC
Listed By:
Gus Martinez PA · License #BK3033300
Source:
Crexi
Added: Aug 26
Changed: Aug 31
Last Checked: Sep 1 at 1:15AM
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 CMV Realty LLC
Investment Insights
Based on property information with market context.
This commercial land assemblage includes two contiguous parcels totaling approximately 12,263 square feet. The property incorporates a 5,851-square-foot, single-story retail building constructed in 1952, with dedicated storage, alongside a 5,450-square-foot unimproved commercial lot. Together, the parcels provide an existing retail improvement and additional land within one offering.
The site carries Commercial, Neighborhood zoning and presents approximately 112 feet of frontage on NW 22 Avenue. Its Miami location places the property along a north-south corridor connecting Allapattah, Little Havana, and the Miami Health District. The address is 114 Northwest 22nd Avenue, Miami, FL 33125.
The site carries Commercial, Neighborhood zoning and presents approximately 112 feet of frontage on NW 22 Avenue. Its Miami location places the property along a north-south corridor connecting Allapattah, Little Havana, and the Miami Health District. The address is 114 Northwest 22nd Avenue, Miami, FL 33125.
Key Highlights
- Two contiguous parcels totaling approximately 12,263 square feet
- 5,851‑square‑foot single‑story retail building constructed in 1952
- Adjacent 5,450‑square‑foot unimproved commercial lot
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
$190,893
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
7.34%
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%
$3,817,860
$3.8M
Cap Rate 7%
$2,727,043
$2.7M
Cap Rate 9%
$2,121,033
$2.1M
Market Conditions
NOI Build-Up for 5,851 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
$304.0K $51.96/SF
− Vacancy
−$31.3K −$5.35/SF
EGI
$272.7K $46.61/SF
− OpEx
−$81.8K −$13.98/SF
NOI
$190.9K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /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%
$3,817,860
Cap Rate 7%
$2,727,043
Cap Rate 9%
$2,121,033
Alternative Uses
Best Use
Retail
$2.73M
$2.39M – $3.18M
NOI $190,893 @ 7.0% cap · market cap 7.34%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.95M
$3.46M – $4.61M
NOI $276,462 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
498
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Two adjoining parcels combine an existing retail building with an adjacent commercial lot and neighborhood zoning.
Where is this commercial land located?
The property is located at 114 Northwest 22nd Avenue Miami, FL.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Two contiguous parcels totaling approximately 12,263 square feet; 5,851‑square‑foot single‑story retail building constructed in 1952; Adjacent 5,450‑square‑foot unimproved commercial lot
