Industrial Land with Income
For Sale
$1,250,000
1780 NW 21st Ter, Miami, FL 33142
D2-zoned industrial lot with a secured container yard and two income-producing residential units.
Property Size1,876 SF
Price / SF$666.31
Days on Market41
Property Features for 1780 NW 21st Ter
General Information
Standard status
Active
Size
1,876 SF
Zoning
D2
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1939
Listing Agency:
Miami New Realty
(786) 514-8046
Listed By:
Madelin Estupinan LLC · License #0698693
Source:
Mymiahomes
Added: Jul 20
Changed: Aug 26
Last Checked: Aug 28 at 12:58PM
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 New Realty
Investment Insights
Based on property information with market context.
This mixed-use offering combines an income-producing duplex with a D2-zoned industrial lot in Miami. The fully secured site includes five steel storage containers, comprising two 40-foot units and three 20-foot units. The sale also includes the residential duplex for immediate income from two residential units.
The property is located at 1780 NW 21st Ter and is described as having strategic access to I-95 and SR-112. The seller notes an owner-required 60–90 day post-closing occupancy period to relocate existing business inventory. While the storage containers are included in the sale, the listing specifies that all automotive inventory, specialized tools, and Jaguar parts are strictly excluded. The seller is also open to interest-only seller financing to support a faster closing.
The property is located at 1780 NW 21st Ter and is described as having strategic access to I-95 and SR-112. The seller notes an owner-required 60–90 day post-closing occupancy period to relocate existing business inventory. While the storage containers are included in the sale, the listing specifies that all automotive inventory, specialized tools, and Jaguar parts are strictly excluded. The seller is also open to interest-only seller financing to support a faster closing.
Key Highlights
- 1939‑built income‑producing duplex on a D2 (heavy industrial) zoned lot
- 7,000+ SF fully secured site with five steel storage containers (two 40‑ft and three 20‑ft)
- Income from two residential units plus on‑site container storage for contractor or fleet use
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
$37,624
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
3.01%
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%
$752,480
$752.5K
Cap Rate 7%
$537,486
$537.5K
Cap Rate 9%
$418,044
$418.0K
Market Conditions
NOI Build-Up for 1,876 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
$57.4K $30.60/SF
− Vacancy
−$3.7K −$1.95/SF
EGI
$53.7K $28.65/SF
− OpEx
−$16.1K −$8.60/SF
NOI
$37.6K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /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%
$752,480
Cap Rate 7%
$537,486
Cap Rate 9%
$418,044
Alternative Uses
Best Use
Multifamily LT 5
$537.5K
$470.3K – $627.1K
NOI $37,624 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$495.1K
$433.2K – $577.6K
NOI $34,656 @ 7.0% cap · market cap 2.77%
Theoretical Best
Specialty Retail
$1.27M
$1.11M – $1.48M
NOI $88,642 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,547
Businesses Nearby
Explore this area
Business Placement
Demographics for 33142, FL
55,425
Population
22,275
Households
2.5
Avg Household Size
39
Median Age
13%
College-Educated
69%
High-School Grad
10.9 sq mi
ZIP Area
5,085
Density / Sq Mi
$37,900
Median Household Income
$29,109
Median Earnings
$1,289
Median Rent
$298,000
Median Home Value
Market
Vacancy Rate% for Industrial in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - D2-zoned industrial lot with a secured container yard and two income-producing residential units.
Where is this duplex located?
The property is located at 1780 NW 21st Ter Miami, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 1939‑built income‑producing duplex on a D2 (heavy industrial) zoned lot; 7,000+ SF fully secured site with five steel storage containers (two 40‑ft and three 20‑ft); Income from two residential units plus on‑site container storage for contractor or fleet use
