C-2 Commercial Development
New
For Sale
$1,700,000
2250 Palm Avenue, Hialeah, FL 33010
C-2 zoning and an NBD Overlay designation create a flexible infill setting for commercial development.
Property Size3,835 SF
Days on Market3
Property Features for 2250 Palm Avenue
General Information
Standard status
Active
Size
3,835 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$13,630
Building Details
Building Size
3,835 SF
Year Built
1953
Listing Agency:
The Keyes Company
Listed By:
David Gonzalez · License #3350494
(305) 747-8171
Source:
Silverleafrealtygroup
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 6:58PM
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.
This commercial land assemblage combines two parcels totaling 9,750 SF, with approximately 75 feet by 130 feet of combined dimensions. Existing improvements comprise 3,835 SF across two structures measuring 2,560 SF and 1,275 SF. The property carries C-2 Liberal Retail Commercial zoning and an NBD Overlay designation for Area 1. The existing structures date to 1953.
The site is positioned on Palm Avenue in Hialeah, approximately 1,500 feet from the Hialeah Market Station, served by Tri-Rail and Amtrak. Walk Score is 90, Bike Score is 59, and Transit Score is 44. The property is also identified within the Airport East Industrial sub-market and near the Leah Arts District and Factory Town entertainment corridor.
The site is positioned on Palm Avenue in Hialeah, approximately 1,500 feet from the Hialeah Market Station, served by Tri-Rail and Amtrak. Walk Score is 90, Bike Score is 59, and Transit Score is 44. The property is also identified within the Airport East Industrial sub-market and near the Leah Arts District and Factory Town entertainment corridor.
Key Highlights
- 9,750 SF contiguous assemblage across two parcels
- Approximately 75' x 130' combined dimensions
- 3,835 SF of existing structures: 2,560 SF and 1,275 SF
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
$66,683
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
3.92%
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%
$1,333,660
$1.3M
Cap Rate 7%
$952,614
$952.6K
Cap Rate 9%
$740,922
$740.9K
Market Conditions
NOI Build-Up for 3,835 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
$103.5K $27.00/SF
− Vacancy
−$8.3K −$2.16/SF
EGI
$95.3K $24.84/SF
− OpEx
−$28.6K −$7.45/SF
NOI
$66.7K $17.39/SF
Area
Hialeah, FL
Vacancy
8.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,333,660
Cap Rate 7%
$952,614
Cap Rate 9%
$740,922
Alternative Uses
Best Use
Retail
$952.6K
$833.5K – $1.11M
NOI $66,683 @ 7.0% cap · market cap 3.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,662 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,750
Businesses Nearby
35k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
11,931 visits/mo
0.5 miles
Chevron
Shops & Services
11,155 visits/mo
0.5 miles
Sunoco
Shops & Services
7,138 visits/mo
0.4 miles
Advance Auto Parts
Shops & Services
4,561 visits/mo
0.2 miles
Demographics for 33010, FL
43,902
Population
16,456
Households
2.7
Avg Household Size
48
Median Age
20%
College-Educated
71%
High-School Grad
4.3 sq mi
ZIP Area
10,210
Density / Sq Mi
$45,449
Median Household Income
$30,466
Median Earnings
$1,318
Median Rent
$346,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - C-2 zoning and an NBD Overlay designation create a flexible infill setting for commercial development.
Where is this commercial land located?
The property is located at 2250 Palm Avenue Hialeah, FL.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 9,750 SF contiguous assemblage across two parcels; Approximately 75' x 130' combined dimensions; 3,835 SF of existing structures: 2,560 SF and 1,275 SF
