Flex Space with
For Sale
$425,000
2205 W 80th St # 4 Unit F-4, Hialeah, FL 33016
Office and warehouse space in a gated commercial community with dedicated parking and loading access.
Property Size1,273 SF
Price / SF$333.86
Days on Market31
Property Features for 2205 W 80th St # 4 Unit F-4
General Information
Standard status
Active
Size
1,273 SF
Total Parking Spaces
3
Property subtype
Industrial
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Three-Phase Power
Yes
Additional Details
Public Transit
Yes
Amenities
secure gated community
Building Details
Building Size
1,273 SF
Year Built
2005
Listing Agency:
Global Investment Prop. Inc.
(305) 318-4736
Listed By:
Marcelo Merlo · License #0583930
Source:
Marcelosteinmander
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 23 at 8:17AM
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 property combines office and warehouse functionality within a commercial condominium setting. The space includes a well-sized office area, 20-foot ceilings, 3-phase electric service, and a second-floor mezzanine that is excluded from the stated square footage. A street-level overhead door supports direct access to the warehouse portion, while three assigned parking spaces serve the unit.
The property is located at 2205 W 80th St F-4 in Hialeah, Florida, within a secure gated community. Property maintenance covers insurance, security, the roof, exterior areas, garbage service, and general upkeep. Prohibited uses include mechanics, body shops, granite or marble operations, boats, and motorcycles. Built in 2005.
The property is located at 2205 W 80th St F-4 in Hialeah, Florida, within a secure gated community. Property maintenance covers insurance, security, the roof, exterior areas, garbage service, and general upkeep. Prohibited uses include mechanics, body shops, granite or marble operations, boats, and motorcycles. Built in 2005.
Key Highlights
- 1,273 SF office/warehouse unit with a second‑floor mezzanine excluded from the stated SF
- 20' high ceilings and 3‑phase electric service
- Street‑level overhead door for 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
Property Profile
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 space in a gated commercial community with dedicated parking and loading access.
Where is this flex space located?
The property is located at 2205 W 80th St # 4 Unit F-4 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 SF; 20' high ceilings and 3‑phase electric service; Street‑level overhead door for warehouse access
