Warehouse with Direct Highway
For Sale
$780,000
22770 S Dixie Hwy, Miami, FL 33170
Freestanding warehouse with direct US-1 frontage, large front bay door, and rear roll-up door plus a small private yard area.
Property Size2,200 SF
Days on Market49
Property Features for 22770 S Dixie Hwy
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Industrial
Building Details
Building Size
2,200 SF
Year Built
1993
Listing Agency:
Lifestyle International Realty
Listed By:
Ricardo Boada · License #3282240
(305) 773-5574
Source:
Relinkre
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 6 at 9:27AM
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 Lifestyle International Realty
Investment Insights
Based on property information with market context.
This freestanding warehouse offers approximately 2,200 SF of flexible industrial space and is currently vacant. The property has been freshly cleaned and painted and features a large front bay door and an additional rear roll-up door for practical loading and vehicle access. There is also access to a small private rear yard area.
The building sits with direct US-1 frontage, providing prominent street visibility. The location supports convenient arrivals for deliveries and commercial vehicles.
Designed around warehouse operations, the combination of front and rear loading doors and the private yard area can support a range of day-to-day logistics needs for an owner-operator or investor.
The building sits with direct US-1 frontage, providing prominent street visibility. The location supports convenient arrivals for deliveries and commercial vehicles.
Designed around warehouse operations, the combination of front and rear loading doors and the private yard area can support a range of day-to-day logistics needs for an owner-operator or investor.
Key Highlights
- Freestanding 2,200 SF warehouse built in 1993
- Direct US‑1 frontage on S. Dixie Highway
- Large front bay door plus additional rear roll‑up door
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
$35,890
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
4.60%
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%
$717,800
$717.8K
Cap Rate 7%
$512,714
$512.7K
Cap Rate 9%
$398,778
$398.8K
Market Conditions
NOI Build-Up for 2,200 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
$44.4K $20.16/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$42.2K $19.19/SF
− OpEx
−$6.3K −$2.88/SF
NOI
$35.9K $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%
$717,800
Cap Rate 7%
$512,714
Cap Rate 9%
$398,778
Alternative Uses
Best Use
Warehouse
$512.7K
$448.6K – $598.2K
NOI $35,890 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.49M
$1.30M – $1.73M
NOI $103,951 @ 7.0% cap · market cap 13.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33170, FL
14,908
Population
4,839
Households
3.1
Avg Household Size
37
Median Age
22%
College-Educated
79%
High-School Grad
12.4 sq mi
ZIP Area
1,202
Density / Sq Mi
$68,953
Median Household Income
$40,052
Median Earnings
$1,511
Median Rent
$426,200
Median Home Value
Market
Vacancy Rate% for Industrial in Miami, FL
Questions? Ask Rey
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Similar Off Market Nearby
- Storini Storage Facility — 23701 SW 132nd Ave unit 27, Homestead, FL 33032
- Public Storage — 23025 S Dixie Hwy, Goulds, FL 33170
Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding warehouse with direct US-1 frontage, large front bay door, and rear roll-up door plus a small private yard area.
Where is this warehouse located?
The property is located at 22770 S Dixie Hwy Miami, FL.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Freestanding 2,200 SF warehouse built in 1993; Direct US‑1 frontage on S. Dixie Highway; Large front bay door plus additional rear roll‑up door
