Small-Bay Warehouse Condominium
For Sale
$3,500,000
14663 NW 27th Ave, Opa Locka, FL 33054
Fifteen units provide approximately 22,842 rentable square feet along NW 27th Avenue in Opa-locka.
Property Size22,842 SF
Price / SF$153.23
Days on Market49
Property Features for 14663 NW 27th Ave
General Information
Standard status
Active
Size
22,842 SF
Property subtype
Warehouse
Zoning
Light Industrial
Additional Details
Cap Rate
4.36%
Highway Access
Yes
Amenities
Product Scarcity: Small-bay industrial properties are in critically short supply across Miami-Dade County.
Tenant Versatility: Small-bay properties easily accommodate e-commerce distributors, local service providers, trade contractors, or light manufacturing tenants.
Lower Vacancy Risk: Small-bay spaces sustain exceptionally high occupancy levels because they offer an affordable price point for small businesses.
Highway Ingress/Egress: The asset sits right along NW 27th Avenue, less than a mile south of the Palmetto Expressway (SR 826).
Logistics Network Access: Fast connections to Interstate 95, Florida's Turnpike, and the Golden Glades Interchange ensure frictionless transport.
Hub Proximity: The central location places businesses within immediate striking distance of both Miami International Airport and the Opa-locka Executive Airport.
Zoning Versatility: Governed under Miami-Dade Light Industrial zoning, the asset legally supports a broad spectrum of commercial uses.
Strong Market Tailwinds: Tight containment of industrial land boundaries across the Miami metropolitan statistical area (MSA) fosters reliable, long-term rental growth and capital appreciation.
Building Details
Building Size
22,842 SF
Year Built
1971
Listing Agency:
Marcus & Millichap - Fort Lauderdale
Listed By:
Jason Yukins · License #License(s): FL: SL 3197591
(954) 245-3431
Source:
Marcusmillichap
Added: Aug 2
Changed: Sep 11
Last Checked: Sep 19 at 5:48AM
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 Marcus & Millichap - Fort Lauderdale
Investment Insights
Based on property information with market context.
This offering includes 15 warehouse condominium units within a 22-unit small-bay industrial property, totaling approximately 22,842 rentable square feet. Built in 1971, the asset is configured for commercial users requiring warehouse space and is governed by Miami-Dade County’s Light Industrial zoning framework. Supported uses identified for the property include wholesaling, assembly, automotive services, and mechanical operations.
The property fronts NW 27th Avenue in Opa-locka, less than one mile south of the Palmetto Expressway (SR 826). That connection provides access to Interstate 95, Florida’s Turnpike, and the Golden Glades Interchange. Opa-locka Executive Airport and Miami International Airport are also identified as nearby transportation resources, supporting local and international distribution requirements.
The property fronts NW 27th Avenue in Opa-locka, less than one mile south of the Palmetto Expressway (SR 826). That connection provides access to Interstate 95, Florida’s Turnpike, and the Golden Glades Interchange. Opa-locka Executive Airport and Miami International Airport are also identified as nearby transportation resources, supporting local and international distribution requirements.
Key Highlights
- 15 of 22 warehouse condominium units offered for sale
- Approximately 22,842 rentable square feet
- Frontage on NW 27th Avenue in Opa‑locka
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
$306,874
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
8.77%
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%
$6,137,480
$6.1M
Cap Rate 7%
$4,383,914
$4.4M
Cap Rate 9%
$3,409,711
$3.4M
Market Conditions
NOI Build-Up for 22,842 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
$460.5K $20.16/SF
− Vacancy
−$22.1K −$0.97/SF
EGI
$438.4K $19.19/SF
− OpEx
−$131.5K −$5.76/SF
NOI
$306.9K $13.43/SF
Area
Miami, FL
Vacancy
4.80%
Lease Rate
$20.16 /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%
$6,137,480
Cap Rate 7%
$4,383,914
Cap Rate 9%
$3,409,711
Alternative Uses
Best Use
Warehouse
$5.32M
$4.66M – $6.21M
NOI $372,632 @ 7.0% cap · market cap 10.65%
Second Best
Flex RnD
$4.79M
$4.19M – $5.58M
NOI $334,955 @ 7.0% cap · market cap 9.57%
Theoretical Best
Specialty Retail
$15.42M
$13.49M – $17.99M
NOI $1,079,295 @ 7.0% cap · market cap 30.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,221
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Fifteen units provide approximately 22,842 rentable square feet along NW 27th Avenue in Opa-locka.
Where is this warehouse located?
The property is located at 14663 NW 27th Ave Opa Locka, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 15 of 22 warehouse condominium units offered for sale; Approximately 22,842 rentable square feet; Frontage on NW 27th Avenue in Opa‑locka
