Downtown Homestead Beauty
For Sale
$3,000,000
1 S Krome Ave, Homestead, FL 33030
Turnkey beauty salon in a landmark historical building for sale.
Property Size12,848 SF
Days on Market284
Property Features for 1 S Krome Ave
General Information
Standard status
Active
Size
12,848 SF
Zoning
6300
Amenities
Central Air
Central
Common, Other
Detached
Building Details
Building Size
12,848 SF
Year Built
1949
Buildings
2
Stories
1
Listed By:
Luis Badillo LLC
(305) 510-8610
Source:
Evrealestate
Added: Nov 28, 2025
Changed: Sep 3
Last Checked: Sep 8 at 4:41AM
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 Luis Badillo LLC
Investment Insights
Based on property information with market context.
A beauty salon located in a landmark historical building in Downtown Homestead is available for sale after 12 years. The salon includes a surveillance system, four stations with desks, mirrors, salon chairs, a hair washing station with chair, and a hair blowdryer with chair. It also features a dinette area with a fridge and microwave, a storage room, and a handicap bathroom with a sink and toilet. The waiting area includes seating furniture and a picture opportunity backdrop. The building has a new roof and includes a large outdoor event patio covered by an awning, available for free use. The property is near the Homestead station, Historic Townhall, Seminole Theater, Hooky Entertainment Theater, a new Market Place, and various restaurants. This is a turnkey opportunity.
Key Highlights
- Turnkey beauty salon opportunity ready for immediate operation.
- Prime downtown Homestead location in a landmark historical building.
- Includes essential salon equipment: 4 stations, washing station, hairdryer, etc.
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
$217,249
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
7.24%
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%
$4,344,980
$4.3M
Cap Rate 7%
$3,103,557
$3.1M
Cap Rate 9%
$2,413,878
$2.4M
Market Conditions
NOI Build-Up for 12,848 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
$339.2K $26.40/SF
− Vacancy
−$28.8K −$2.24/SF
EGI
$310.4K $24.16/SF
− OpEx
−$93.1K −$7.25/SF
NOI
$217.2K $16.91/SF
Area
Miami-Dade County, FL
Vacancy
8.50%
Lease Rate
$26.40 /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%
$4,344,980
Cap Rate 7%
$3,103,557
Cap Rate 9%
$2,413,878
Alternative Uses
Best Use
Retail
$3.10M
$2.72M – $3.62M
NOI $217,249 @ 7.0% cap · market cap 7.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.52M
$5.70M – $7.60M
NOI $456,283 @ 7.0% cap · market cap 15.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,818
Businesses Nearby
Explore this area
Business Placement
Demographics for 33030, FL
36,776
Population
11,217
Households
3.3
Avg Household Size
33
Median Age
15%
College-Educated
61%
High-School Grad
17.6 sq mi
ZIP Area
2,090
Density / Sq Mi
$43,231
Median Household Income
$28,214
Median Earnings
$1,307
Median Rent
$382,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Turnkey beauty salon in a landmark historical building for sale.
Where is this retail space located?
The property is located at 1 S Krome Ave Homestead, FL.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Turnkey beauty salon opportunity ready for immediate operation.; Prime downtown Homestead location in a landmark historical building.; Includes essential salon equipment: **4 stations, washing station, hairdryer, etc.**
