Warehouse with Second-Floor
For Sale
$2,100,000
Pending
8235 NW 56 STREET, Doral, FL 33166
Warehouse in Doral with a second-floor loft, office space, and a long-term tenant lease through 2020.
Property Size15,431 SF
Lot Size0.90 Acres
Days on Market4516
Property Features for 8235 NW 56 STREET
General Information
Standard status
Pending
Size
15,431 SF
Lot size
0.90 Acres
Property subtype
General Commercial
Additional Details
Cap Rate
7%
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$18,968
Amenities
3
10 Parking Spaces.
Building Details
Year Built
1977
Listing Agency:
(305) 962-5032
Listed By:
The Keyes Company
(305) 962-5032
Source:
Xome
Added: Apr 2, 2014
Changed: Aug 8
Last Checked: Jul 30 at 8:31AM
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 The Keyes Company
Investment Insights
Based on property information with market context.
Warehouse property in Doral built in 1977, with a spotless interior and exterior and a second-floor loft. The space also includes office space and guest facilities for three.
A long-term lease is in place until 2020, with 3 percent annual increases. The tenant also pays annual real estate tax increases if any.
The property sits on an approximately 39,000 +/- SF lot and provides parking for 10 vehicles. It is located minutes from the airport and about 20 minutes from the beaches, with close proximity to 826 and State Road 112.
A long-term lease is in place until 2020, with 3 percent annual increases. The tenant also pays annual real estate tax increases if any.
The property sits on an approximately 39,000 +/- SF lot and provides parking for 10 vehicles. It is located minutes from the airport and about 20 minutes from the beaches, with close proximity to 826 and State Road 112.
Key Highlights
- Long‑term lease in place until 2020 with 3 percent annual increases
- Tenant pays annual real estate tax increases if any
- Approximately 39,000 +/- SF 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
$166,588
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
7.93%
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%
$3,331,760
$3.3M
Cap Rate 7%
$2,379,829
$2.4M
Cap Rate 9%
$1,850,978
$1.9M
Market Conditions
NOI Build-Up for 15,431 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
$251.8K $16.32/SF
− Vacancy
−$13.9K −$0.90/SF
EGI
$238.0K $15.42/SF
− OpEx
−$71.4K −$4.63/SF
NOI
$166.6K $10.80/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$16.32 /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%
$3,331,760
Cap Rate 7%
$2,379,829
Cap Rate 9%
$1,850,978
Alternative Uses
Best Use
Flex RnD
$4.85M
$4.24M – $5.66M
NOI $339,420 @ 7.0% cap · market cap 16.16%
Second Best
Warehouse
$2.89M
$2.53M – $3.37M
NOI $202,286 @ 7.0% cap · market cap 9.63%
Theoretical Best
Office A
$7.83M
$6.85M – $9.13M
NOI $548,016 @ 7.0% cap · market cap 26.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,755
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33166, FL
26,106
Population
10,838
Households
2.4
Avg Household Size
41
Median Age
42%
College-Educated
83%
High-School Grad
7.9 sq mi
ZIP Area
3,305
Density / Sq Mi
$78,166
Median Household Income
$39,744
Median Earnings
$1,766
Median Rent
$489,200
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 - Warehouse in Doral with a second-floor loft, office space, and a long-term tenant lease through 2020.
Where is this warehouse located?
The property is located at 8235 NW 56 STREET Doral, FL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Long‑term lease in place until 2020 with 3 percent annual increases; Tenant pays annual real estate tax increases if any; Approximately 39,000 +/- SF lot
