High-Exposure Flex Industrial/Retail
For Sale
$2,100,000
16355 27th Ave, Miami Gardens, FL 33054
Versatile property with industrial functionality and strong retail component.
Property Size8,000 SF
Lot Size0.56 Acres
Price / SF$262.50
Days on Market172
Property Features for 16355 27th Ave
General Information
Standard status
Active
Size
8,000 SF
Lot size
0.56 Acres
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
1961
Listing Agency:
Trustpoint Realty, LLC.
(305) 300-2804
Listed By:
Darious White · License #3508013
Source:
Xome
Added: Mar 12
Changed: Aug 25
Last Checked: Aug 29 at 7:45AM
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 Trustpoint Realty, LLC.
Investment Insights
Based on property information with market context.
This flex industrial/retail asset is positioned on a signalized corner along NW 27th Ave, a corridor with a high traffic volume. The property combines industrial functionality with a retail component, anchored by Cricket Wireless. The 8,000 square foot building sits on over 0.56 acres and features grade-level doors and 20-foot ceilings. Excess land is available for outdoor storage, fleet use, or future expansion. The flexible configuration is suited for automotive, contractor, logistics, or service-based owner-users. The property has access to I-95 and the Florida Turnpike and is surrounded by a dense residential population. The location benefits from consumer demand and traffic flow. The property allows a new owner to increase rents, occupy the space, or reposition the asset to maximize returns. The bike score is 52, making it bikeable. The walk score is 51, indicating it is somewhat walkable. The transit score is 34, suggesting some transit options are available.
Key Highlights
- High‑exposure location on NW 27th Ave with 75,000–100,000+ vehicles passing daily.
- Anchored by Cricket Wireless, providing immediate in‑place income and tenant stability.
- Versatile 8,000 SF flex industrial/retail building on over 0.56 acres with grade‑level doors and 20’ ceilings.
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
$105,581
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
5.03%
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%
$2,111,620
$2.1M
Cap Rate 7%
$1,508,300
$1.5M
Cap Rate 9%
$1,173,122
$1.2M
Market Conditions
NOI Build-Up for 8,000 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
$172.8K $21.60/SF
− Vacancy
−$10.4K −$1.30/SF
EGI
$162.4K $20.30/SF
− OpEx
−$56.9K −$7.11/SF
NOI
$105.6K $13.20/SF
Area
Miami Gardens, FL
Vacancy
6.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$2,111,620
Cap Rate 7%
$1,508,300
Cap Rate 9%
$1,173,122
Alternative Uses
Best Use
Flex RnD
$1.51M
$1.32M – $1.76M
NOI $105,581 @ 7.0% cap · market cap 5.03%
Second Best
Industrial
$1.39M
$1.21M – $1.62M
NOI $97,161 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$2.38M
$2.08M – $2.78M
NOI $166,720 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Under-served
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile property with industrial functionality and strong retail component.
Where is this flex space located?
The property is located at 16355 27th Ave Miami Gardens, 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: High‑exposure location on NW 27th Ave with 75,000–100,000+ vehicles passing daily.; Anchored by Cricket Wireless, providing immediate in‑place income and tenant stability.; Versatile 8,000 SF flex industrial/retail building on over 0.56 acres with grade‑level doors and 20’ ceilings.
