Packing House with Cold
For Sale
$2,450,000
Pending
20601 SW 194th Ave, Miami, FL 33187
Fenced and gated agricultural packing house with offices, loading dock, and on-site coolers on acreage with housing.
Property Size13,000 SF
Lot Size9.00 Acres
Days on Market245
Property Features for 20601 SW 194th Ave
General Information
Standard status
Pending
Size
13,000 SF
Lot size
9.00 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$10,581
Listing Agency:
The Keyes Company
Listed By:
Nancy O'Brien · License #0695059
(305) 632-2355
Source:
Relinkre
Added: Jan 21
Changed: Sep 12
Last Checked: Sep 22 at 9:41PM
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 The Keyes Company
Investment Insights
Based on property information with market context.
The property offers a 13,000-square-foot packing house with equipment included, along with executive offices and baths. A deck-height loading dock supports loading and movement of goods, and the facility includes a separate entry. Two large CBS buildings each total over 6,500 square feet and are equipped with coolers, with additional coolers noted on site. The operation is also supported by irrigation and fenced, gated grounds with the ability to drive equipment or cars inside.
The site is set up for agricultural and operational use, and includes a single-family 2-bedroom, 1-bath home. Acreage is comprised of tomatoes (listed as Tommy Atkins mangos) on more than nine acres, with eight acres specifically identified in the remarks. The property is presented as an easy showing for buyers seeking a facility that can support packing, storage, or continued packing operations.
For tenants or buyers, the improvements provide multiple workable functions beyond packing, including storage and events, with the packing house and coolers offering cold storage capability for suitable produce or other inventory. The seller indicates the home and facility can accommodate on-site personnel, and the offering also references the potential for the seller to rent if desired.
The site is set up for agricultural and operational use, and includes a single-family 2-bedroom, 1-bath home. Acreage is comprised of tomatoes (listed as Tommy Atkins mangos) on more than nine acres, with eight acres specifically identified in the remarks. The property is presented as an easy showing for buyers seeking a facility that can support packing, storage, or continued packing operations.
For tenants or buyers, the improvements provide multiple workable functions beyond packing, including storage and events, with the packing house and coolers offering cold storage capability for suitable produce or other inventory. The seller indicates the home and facility can accommodate on-site personnel, and the offering also references the potential for the seller to rent if desired.
Key Highlights
- 13,000 SF packing house with equipment on 8 acres, with 9+ acres of Tommy Atkins mangos
- Two separate CBS buildings, each over 6,500 SF, both with on‑site coolers (3 total coolers on site)
- Fenced and gated property with drive‑through access to bring equipment and cars inside
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
$212,075
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
8.66%
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%
$4,241,500
$4.2M
Cap Rate 7%
$3,029,643
$3.0M
Cap Rate 9%
$2,356,389
$2.4M
Market Conditions
NOI Build-Up for 13,000 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
$262.1K $20.16/SF
− Vacancy
−$12.6K −$0.97/SF
EGI
$249.5K $19.19/SF
− OpEx
−$37.4K −$2.88/SF
NOI
$212.1K $16.31/SF
Area
Miami, FL
Vacancy
4.80%
Lease Rate
$20.16 /SF/Yr
Expense Ratio
15.00%
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%
$4,241,500
Cap Rate 7%
$3,029,643
Cap Rate 9%
$2,356,389
Alternative Uses
Best Use
Warehouse
$3.03M
$2.65M – $3.53M
NOI $212,075 @ 7.0% cap · market cap 8.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.78M
$7.68M – $10.24M
NOI $614,256 @ 7.0% cap · market cap 25.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 33187, FL
19,233
Population
5,825
Households
3.3
Avg Household Size
42
Median Age
32%
College-Educated
87%
High-School Grad
112.9 sq mi
ZIP Area
170
Density / Sq Mi
$113,498
Median Household Income
$47,995
Median Earnings
$2,065
Median Rent
$501,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Miami, FL
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - Fenced and gated agricultural packing house with offices, loading dock, and on-site coolers on acreage with housing.
Where is this refrigerated & cold storage located?
The property is located at 20601 SW 194th Ave Miami, FL.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 13,000 SF packing house with equipment on 8 acres, with 9+ acres of Tommy Atkins mangos; Two separate CBS buildings, each over 6,500 SF, both with on‑site coolers (3 total coolers on site); Fenced and gated property with drive‑through access to bring equipment and cars inside
