Turnkey Adult Entertainment
For Sale
Contact for pricing
19995 South Dixie Highway, Miami, FL 33157
Turnkey adult entertainment facility with liquor license, commercial kitchen, private rooms, and extended operating hours.
Property Size8,500 SF
Price / SF$411.76
Days on Market56
Property Features for 19995 South Dixie Highway
General Information
Standard status
Active
Size
8,500 SF
Class
B
Property subtype
Business for Sale
Building Details
Stories
1
Tenancy
Single
Listing Agency:
Patricia Burnside Realty
(305) 595-9522
Listed By:
Julie Negovan · License #3449363
Source:
Crexi
Added: Jun 17
Changed: Aug 10
Last Checked: Aug 9 at 1:47PM
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 Patricia Burnside Realty
Investment Insights
Based on property information with market context.
This is a turnkey adult entertainment venue built for nightlife operations, offered as a standalone facility totaling 8,500 square feet. The property includes private rooms, VIP bottle service areas, and dedicated entertainment spaces designed to support both regular patrons and private events. A complete commercial kitchen and a full liquor license are in place, allowing the operator to support beverage service and food offerings on-site. The facility is described as already serving clientele for years, with an established team of entertainers and DJs supporting ongoing entertainment programming. The hours noted are noon to 5am, positioning the venue for late-night demand.
Located on South Dixie Highway in Miami-Dade County on a busy highway, the property is presented with visibility and guest convenience in mind. Ample parking is called out in the offering materials to reduce friction for arriving guests. The real estate and operating setup includes a rent arrangement described as $15,250 per month, locked in through 2030, along with two additional five-year renewal options.
For a buyer, operator, or hospitality group seeking an immediately operational entertainment concept, this property combines the venue layout with on-site capabilities, including liquor service and a commercial kitchen. The included operating structure and extended hours support a turnkey transition focused on continuing established nightlife operations.
Located on South Dixie Highway in Miami-Dade County on a busy highway, the property is presented with visibility and guest convenience in mind. Ample parking is called out in the offering materials to reduce friction for arriving guests. The real estate and operating setup includes a rent arrangement described as $15,250 per month, locked in through 2030, along with two additional five-year renewal options.
For a buyer, operator, or hospitality group seeking an immediately operational entertainment concept, this property combines the venue layout with on-site capabilities, including liquor service and a commercial kitchen. The included operating structure and extended hours support a turnkey transition focused on continuing established nightlife operations.
Key Highlights
- 8,500 SF standalone adult entertainment facility in Miami‑Dade County with private rooms and entertainment spaces
- Full liquor license included, supporting premium beverage sales
- Complete commercial kitchen on site for dining offerings
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
$172,584
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
4.93%
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%
$3,451,680
$3.5M
Cap Rate 7%
$2,465,486
$2.5M
Cap Rate 9%
$1,917,600
$1.9M
Market Conditions
NOI Build-Up for 8,500 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
$244.8K $28.80/SF
− Vacancy
−$14.7K −$1.73/SF
EGI
$230.1K $27.07/SF
− OpEx
−$57.5K −$6.77/SF
NOI
$172.6K $20.30/SF
Area
ZIP 33157
Vacancy
6.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
25.00%
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%
$3,451,680
Cap Rate 7%
$2,465,486
Cap Rate 9%
$1,917,600
Alternative Uses
Best Use
Specialty Retail
$2.47M
$2.16M – $2.88M
NOI $172,584 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.31M
$3.77M – $5.03M
NOI $301,869 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,083
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33157, FL
68,069
Population
23,176
Households
2.9
Avg Household Size
42
Median Age
33%
College-Educated
86%
High-School Grad
14.9 sq mi
ZIP Area
4,568
Density / Sq Mi
$80,364
Median Household Income
$38,803
Median Earnings
$1,493
Median Rent
$478,300
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dianelis sadia — 19731 sw 114th ct, miami, fl 33157
- Premium Coffee — 20505 S Dixie Hwy, Cutler Bay, FL 33189
- Olive Garden Italian Restaurant — 20345 S Dixie Hwy, Cutler Bay, FL 33189
- Showgirls Inc — 19995 S Dixie Hwy, Miami, FL 33157
Frequently Asked Questions
What type of property is this?
Night club - Turnkey adult entertainment facility with liquor license, commercial kitchen, private rooms, and extended operating hours.
Where is this night club located?
The property is located at 19995 South Dixie Highway Miami, 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: 8,500 SF standalone adult entertainment facility in Miami‑Dade County with private rooms and entertainment spaces; Full liquor license included, supporting premium beverage sales; Complete commercial kitchen on site for dining offerings
