Retail Property in Bird Road
For Sale
$3,700,000
Pending
7305 SW 40th St, Miami, FL 33155
4,300 SF retail property in Miami's Historic Bird Road District.
Property Size4,300 SF
Lot Size0.25 Acres
Days on Market159
Property Features for 7305 SW 40th St
General Information
Standard status
Pending
Size
4,300 SF
Lot size
0.25 Acres
Property subtype
Commercial
Building Details
Year Built
2015
Listing Agency:
Apex Capital Realty Miami
(305) 350-3584
Listed By:
Adriano Salucci · License #SL3470836
(305) 350-3584
Source:
Elliman
Added: Mar 10
Changed: Jul 6
Last Checked: Aug 14 at 11:10AM
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 Apex Capital Realty Miami
Investment Insights
Based on property information with market context.
Located at 7305 Bird Road, this 4,300 SF retail property presents an acquisition opportunity in Miami’s Historic Bird Road District. This established corridor is known for strong visibility, consistent traffic, and limited commercial turnover. Zoned BU-2, the site supports a range of uses including retail, office, showroom, and specialty services, appealing to both investors and owner-users. Key highlights include prominent frontage, flexible zoning, proximity to major thoroughfares and residential areas, and significant long-term value-add potential in one of South Miami’s desirable commercial submarkets.
Key Highlights
- Prime location in Miami’s Historic Bird Road District, known for high visibility and limited commercial turnover.
- Flexible BU‑2 zoning allows for a wide range of uses including retail, office, showroom, and specialty services.
- Significant long‑term value‑add potential in a desirable South Miami commercial submarket.
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
$140,290
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
3.79%
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%
$2,805,800
$2.8M
Cap Rate 7%
$2,004,143
$2.0M
Cap Rate 9%
$1,558,778
$1.6M
Market Conditions
NOI Build-Up for 4,300 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
$223.4K $51.96/SF
− Vacancy
−$23.0K −$5.35/SF
EGI
$200.4K $46.61/SF
− OpEx
−$60.1K −$13.98/SF
NOI
$140.3K $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%
$2,805,800
Cap Rate 7%
$2,004,143
Cap Rate 9%
$1,558,778
Alternative Uses
Best Use
Retail
$2.00M
$1.75M – $2.34M
NOI $140,290 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.90M
$2.54M – $3.39M
NOI $203,177 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,545
Businesses Nearby
Explore this area
Business Placement
Demographics for 33155, FL
43,695
Population
16,046
Households
2.7
Avg Household Size
45
Median Age
37%
College-Educated
85%
High-School Grad
7.4 sq mi
ZIP Area
5,905
Density / Sq Mi
$79,271
Median Household Income
$41,919
Median Earnings
$1,871
Median Rent
$505,000
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?
Retail space - 4,300 SF retail property in Miami's Historic Bird Road District.
Where is this retail space located?
The property is located at 7305 SW 40th St Miami, FL.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: Prime location in Miami’s Historic Bird Road District, known for high visibility and limited commercial turnover.; Flexible BU‑2 zoning allows for a wide range of uses including retail, office, showroom, and specialty services.; Significant long‑term value‑add potential in a desirable South Miami commercial submarket.
