Turn-Key Warehouse in Golden
For Sale
$2,799,000
17535 NW 2nd Ave 108-109, Miami Gardens, FL 33169
Versatile industrial space with exceptional regional connectivity.
Property Size9,800 SF
Days on Market269
Property Features for 17535 NW 2nd Ave 108-109
General Information
Standard status
Active
Size
9,800 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$22,390
Building Details
Building Size
9,800 SF
Year Built
1956
Listing Agency:
(305) 414-1692
Listed By:
Isaac Fridmann
(305) 414-1692
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 21
Last Checked: Aug 24 at 7:23AM
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 Isaac Fridmann
Investment Insights
Based on property information with market context.
This turn-key warehouse offers nearly 10,000 square feet of versatile industrial space. The property features two adjoining 4,900 square foot bays within a standalone structure in a boutique industrial park. Constructed with durable twin-T concrete, the building is equipped with 12 roll-up doors. A partially open interior wall allows easy flow between both sections. Located in Golden Glades Commerce Park, an established commercial condominium complex, the property benefits from exceptional regional connectivity at the crossroads of the Turnpike, I-95, 826, 441, and SR-9. The park provides gated, fenced, and well-illuminated grounds with unrestricted 24/7 access.
Key Highlights
- Turn‑key warehouse offering nearly 10,000 SF of versatile industrial space.
- Exceptional regional connectivity at the crossroads of the Turnpike, I‑95, 826, 441, and SR‑9.
- Two adjoining 4,900 SF bays within a standalone structure.
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
$144,527
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
5.16%
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%
$2,890,540
$2.9M
Cap Rate 7%
$2,064,671
$2.1M
Cap Rate 9%
$1,605,856
$1.6M
Market Conditions
NOI Build-Up for 9,800 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
$179.9K $18.36/SF
− Vacancy
−$9.9K −$1.01/SF
EGI
$170.0K $17.35/SF
− OpEx
−$25.5K −$2.60/SF
NOI
$144.5K $14.75/SF
Area
Miami Gardens, FL
Vacancy
5.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
15.00%
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%
$2,890,540
Cap Rate 7%
$2,064,671
Cap Rate 9%
$1,605,856
Alternative Uses
Best Use
Warehouse
$2.06M
$1.81M – $2.41M
NOI $144,527 @ 7.0% cap · market cap 5.16%
Second Best
Industrial
$1.70M
$1.49M – $1.98M
NOI $119,022 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$2.92M
$2.55M – $3.40M
NOI $204,232 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,175
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33169, FL
42,308
Population
14,815
Households
2.9
Avg Household Size
37
Median Age
22%
College-Educated
85%
High-School Grad
6.8 sq mi
ZIP Area
6,222
Density / Sq Mi
$59,686
Median Household Income
$34,327
Median Earnings
$1,536
Median Rent
$352,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Versatile industrial space with exceptional regional connectivity.
Where is this warehouse located?
The property is located at 17535 NW 2nd Ave 108-109 Miami Gardens, FL.
What is the asking price?
The asking price for this property is $2,799,000.
What are key features of this property?
This property features: Turn‑key warehouse offering nearly 10,000 SF of versatile industrial space.; Exceptional regional connectivity at the crossroads of the Turnpike, I‑95, 826, 441, and SR‑9.; Two adjoining 4,900 SF bays within a standalone structure.
