Second-Floor Office Suite with Separate
For Sale
$890,000
205-7500 Nw 25th St, Miami, FL 33127
Flexible second-floor suite with multiple entrances, private offices, and shared reception, conference room, kitchenette, and restroom.
Property Size1,801 SF
Price / SF$494.17
Days on Market194
Property Features for 205-7500 Nw 25th St
General Information
Standard status
Active
Size
1,801 SF
Additional Details
Highway Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$6,232
Building Details
Stories
2
Listing Agency:
Miami Commercial Real Estate, LLC.
(305) 807-5220
Listed By:
Lissette Gonzalez Torres · License #A12042734
(305) 807-5220
Source:
Exprealty
Added: Jan 30
Changed: Aug 9
Last Checked: Aug 12 at 9:57AM
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 Miami Commercial Real Estate, LLC.
Investment Insights
Based on property information with market context.
This second-floor office suite offers 1,801 SF of flexible space configured with multiple private offices and an open work area. The layout includes a reception area, a glass conference room, a bathroom, and a kitchenette, supported by western-facing windows and a skylight that bring natural light into the open space. Notably, the suite has three separate entrances and is currently arranged into three distinct areas, which can support an owner-user while also allowing the possibility to lease part of the space and retain flexibility for future expansion.
The property is located just off the Palmetto Expressway within the Miami Airport Center, a master-planned business park at a prominent Miami-Dade County intersection. It sits near Doral and is positioned at the intersection of NW 25th Street and the Palmetto Expressway, with quick access to Miami International Airport and major highways. The two-story office tower includes 24/7 access, nighttime and weekend security, and ample on-site parking for employees and clients, set within a landscaped, professional office environment.
For tenants and buyers, the configuration is well-suited for teams that want a combination of collaborative and private space, along with a built-in conferencing option. For owner-users or investors, the three-area setup and separate entrances provide a practical path to operate portions of the suite independently while maintaining room to adapt as needs change.
The property is located just off the Palmetto Expressway within the Miami Airport Center, a master-planned business park at a prominent Miami-Dade County intersection. It sits near Doral and is positioned at the intersection of NW 25th Street and the Palmetto Expressway, with quick access to Miami International Airport and major highways. The two-story office tower includes 24/7 access, nighttime and weekend security, and ample on-site parking for employees and clients, set within a landscaped, professional office environment.
For tenants and buyers, the configuration is well-suited for teams that want a combination of collaborative and private space, along with a built-in conferencing option. For owner-users or investors, the three-area setup and separate entrances provide a practical path to operate portions of the suite independently while maintaining room to adapt as needs change.
Key Highlights
- 2nd‑floor office suite offers 1,801 SF with a flexible layout and multiple configured areas
- Suite includes private offices, open workspace, reception, glass conference room, bathroom, and kitchenette
- Western‑facing windows plus a skylight in the open area for natural light
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
$51,666
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
5.81%
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%
$1,033,320
$1.0M
Cap Rate 7%
$738,086
$738.1K
Cap Rate 9%
$574,067
$574.1K
Market Conditions
NOI Build-Up for 1,801 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
$81.0K $45.00/SF
− Vacancy
−$12.2K −$6.75/SF
EGI
$68.9K $38.25/SF
− OpEx
−$17.2K −$9.56/SF
NOI
$51.7K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$1,033,320
Cap Rate 7%
$738,086
Cap Rate 9%
$574,067
Alternative Uses
Best Use
Office B
$738.1K
$645.8K – $861.1K
NOI $51,666 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.22M
$1.06M – $1.42M
NOI $85,098 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,184
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible second-floor suite with multiple entrances, private offices, and shared reception, conference room, kitchenette, and restroom.
Where is this office units located?
The property is located at 205-7500 Nw 25th St Miami, FL.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 2nd‑floor office suite offers 1,801 SF with a flexible layout and multiple configured areas; Suite includes private offices, open workspace, reception, glass conference room, bathroom, and kitchenette; Western‑facing windows plus a skylight in the open area for natural light
