Light Industrial Conversion
For Sale
Contact for pricing
251 W 27th St, Hialeah, FL 33010
M-1 zoned property with a 1952 concrete block structure and 4+ parking spaces on a small industrial lot.
Property Size1,903 SF
Price / SF$210.19
Days on Market168
Property Features for 251 W 27th St
General Information
Standard status
Active
Size
1,903 SF
Property subtype
Industrial
Investment Type
Value Add
Building Details
Year Built
1952
Listing Agency:
Compass Florida LLC
Listed By:
Matthew Cronin · License #3437781
Source:
Crexi
Added: Mar 25
Changed: Sep 7
Last Checked: Sep 8 at 6:09AM
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 Compass Florida LLC
Investment Insights
Based on property information with market context.
A light industrial conversion opportunity at 251 W 27th St. The site includes a 6,450 SF lot with an existing 1,903 SF structure described as 1952 concrete block (CBS) construction. The current improvements are laid out as a 4-bedroom, 3-bath configuration, with 4+ spaces for parking.
The property is located within the M-1 (Light Industrial) zoning district. The remarks note M-1 zoning utility for uses such as light manufacturing, wholesale distribution, printing, food preparation, self-storage, caterers, and vessel maintenance, supporting a range of redevelopment directions.
Access and market connectivity are supported by proximity to major South Florida corridors, with the remarks indicating minutes to Palmetto Expressway (SR 826) and I-95, and proximity to Miami International Airport (MIA) and shipping corridors.
The property is located within the M-1 (Light Industrial) zoning district. The remarks note M-1 zoning utility for uses such as light manufacturing, wholesale distribution, printing, food preparation, self-storage, caterers, and vessel maintenance, supporting a range of redevelopment directions.
Access and market connectivity are supported by proximity to major South Florida corridors, with the remarks indicating minutes to Palmetto Expressway (SR 826) and I-95, and proximity to Miami International Airport (MIA) and shipping corridors.
Key Highlights
- M‑1 (Light Industrial) zoned property at 251 W 27th St on a 6,450 SF lot
- 1952 concrete block (CBS) structure totaling 1,903 SF
- 4‑bed, 3‑bath CBS construction (concrete block & stucco)
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
$28,677
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
7.17%
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%
$573,540
$573.5K
Cap Rate 7%
$409,671
$409.7K
Cap Rate 9%
$318,633
$318.6K
Market Conditions
NOI Build-Up for 1,903 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
$48.0K $25.20/SF
− Vacancy
−$3.8K −$2.02/SF
EGI
$44.1K $23.18/SF
− OpEx
−$15.4K −$8.11/SF
NOI
$28.7K $15.07/SF
Area
Hialeah, FL
Vacancy
8.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
35.00%
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%
$573,540
Cap Rate 7%
$409,671
Cap Rate 9%
$318,633
Alternative Uses
Best Use
Flex RnD
$409.7K
$358.5K – $478.0K
NOI $28,677 @ 7.0% cap · market cap 7.17%
Second Best
Warehouse
$374.7K
$327.9K – $437.2K
NOI $26,231 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$749.0K
$655.4K – $873.9K
NOI $52,431 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,870
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - M-1 zoned property with a 1952 concrete block structure and 4+ parking spaces on a small industrial lot.
Where is this flex space located?
The property is located at 251 W 27th St Hialeah, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: M‑1 (Light Industrial) zoned property at 251 W 27th St on a 6,450 SF lot; 1952 concrete block (CBS) structure totaling 1,903 SF; 4‑bed, 3‑bath CBS construction (concrete block & stucco)
