Flex Space With Overhead
For Sale
$425,000
2205 80th St, Hialeah, FL 33016
Office and warehouse configuration with gated access, dedicated parking, and a second-floor mezzanine outside the stated area.
Property Size1,273 SF
Price / SF$333.86
Days on Market75
Property Features for 2205 80th St
General Information
Standard status
Active
Size
1,273 SF
Total Parking Spaces
3
Property subtype
General Commercial
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Three-Phase Power
Yes
Amenities
3
3 Parking Spaces.
Building Details
Year Built
2005
Listing Agency:
Global Investment Prop. Inc.
(305) 443-0047
Listed By:
Marcelo Merlo · License #0583930
(305) 318-4736
Source:
Xome
Added: Jun 21
Changed: Sep 1
Last Checked: Sep 2 at 3:40PM
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 Global Investment Prop. Inc.
Investment Insights
Based on property information with market context.
This 1,273 SF flex space combines office and warehouse functions, including a well-sized office area, 20' high ceilings, 3-phase electric service, and a street-level overhead door. A second-floor mezzanine adds usable area but is excluded from the stated square footage. The property was built in 2005 and includes 3 assigned spaces.
The unit is located within a secure gated community at 2205 80th St in Hialeah, Florida. Property maintenance includes insurance, security, roof, exterior, garbage, and other property maintenance. Permitted-use restrictions exclude mechanics, body shops, granite or marble operations, boats, and motorcycles.
The unit is located within a secure gated community at 2205 80th St in Hialeah, Florida. Property maintenance includes insurance, security, roof, exterior, garbage, and other property maintenance. Permitted-use restrictions exclude mechanics, body shops, granite or marble operations, boats, and motorcycles.
Key Highlights
- 1,273 SF office/warehouse unit with a second‑floor mezzanine excluded from the stated area
- 20' high ceilings and 3‑phase electric service
- Street‑level overhead door for direct warehouse access
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
$24,575
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
5.78%
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%
$491,500
$491.5K
Cap Rate 7%
$351,071
$351.1K
Cap Rate 9%
$273,056
$273.1K
Market Conditions
NOI Build-Up for 1,273 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
$42.0K $33.00/SF
− Vacancy
−$9.2K −$7.26/SF
EGI
$32.8K $25.74/SF
− OpEx
−$8.2K −$6.44/SF
NOI
$24.6K $19.31/SF
Area
Hialeah, FL
Vacancy
22.00%
Lease Rate
$33.00 /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%
$491,500
Cap Rate 7%
$351,071
Cap Rate 9%
$273,056
Alternative Uses
Best Use
Office B
$351.1K
$307.2K – $409.6K
NOI $24,575 @ 7.0% cap · market cap 5.78%
Second Best
Flex RnD
$274.1K
$239.8K – $319.7K
NOI $19,184 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$501.1K
$438.4K – $584.6K
NOI $35,074 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
2,795
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33016, FL
45,714
Population
16,158
Households
2.8
Avg Household Size
43
Median Age
28%
College-Educated
83%
High-School Grad
4.2 sq mi
ZIP Area
10,884
Density / Sq Mi
$56,633
Median Household Income
$33,069
Median Earnings
$1,753
Median Rent
$295,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse configuration with gated access, dedicated parking, and a second-floor mezzanine outside the stated area.
Where is this flex space located?
The property is located at 2205 80th St Hialeah, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,273 SF office/warehouse unit with a second‑floor mezzanine excluded from the stated area; 20' high ceilings and 3‑phase electric service; Street‑level overhead door for direct warehouse access
