Second-Floor Office
For Sale
$240,000
256-7500 Nw 25th St, Miami, FL 33127
Versatile second-floor office suite with 24/7 access, security, and ample on-site parking in a professional business park setting.
Property Size505 SF
Price / SF$475.25
Days on Market207
Property Features for 256-7500 Nw 25th St
General Information
Standard status
Active
Size
505 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,498
Listing Agency:
Miami Commercial Real Estate, LLC.
(305) 807-5220
Listed By:
Lissette Gonzalez Torres · License #A11955553
(305) 807-5220
Source:
Exprealty
Added: Jan 30
Changed: Aug 20
Last Checked: Aug 24 at 10:58AM
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 Miami Commercial Real Estate, LLC.
Investment Insights
Based on property information with market context.
This 505 SF second-floor office suite offers a versatile configuration for either owner-occupant use or investment purposes. Located within the Miami Airport Center, the space is set in a professional, community-oriented office environment and includes building amenities designed for day-to-day operations. Access is available 24/7, with nighttime and weekend security support, and the property is supported by ample on-site parking and landscaped grounds.
The suite is part of a master-planned business park positioned at the intersection of NW 25th Street and the Palmetto Expressway. It is described as just steps from Doral and provides quick access to Miami International Airport as well as major highways, supporting convenient commutes and business travel.
For tenants or buyers seeking a compact, move-in-ready style office within a managed office campus, this offering provides practical day-to-day functionality. The combination of 24/7 access, monitored security outside normal hours, and parking availability can support teams with extended schedules or frequent client meetings. As part of the Miami Airport Center business park, it may also appeal to investors looking for a manageable, end-user-friendly office footprint in a high-access area.
The suite is part of a master-planned business park positioned at the intersection of NW 25th Street and the Palmetto Expressway. It is described as just steps from Doral and provides quick access to Miami International Airport as well as major highways, supporting convenient commutes and business travel.
For tenants or buyers seeking a compact, move-in-ready style office within a managed office campus, this offering provides practical day-to-day functionality. The combination of 24/7 access, monitored security outside normal hours, and parking availability can support teams with extended schedules or frequent client meetings. As part of the Miami Airport Center business park, it may also appeal to investors looking for a manageable, end-user-friendly office footprint in a high-access area.
Key Highlights
- 505 SF second‑floor office suite for investment or owner use
- Located in the Miami Airport Center business park at NW 25th Street and the Palmetto Expressway
- 24/7 access plus nighttime and weekend security
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
$14,487
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
6.04%
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%
$289,740
$289.7K
Cap Rate 7%
$206,957
$207.0K
Cap Rate 9%
$160,967
$161.0K
Market Conditions
NOI Build-Up for 505 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
$22.7K $45.00/SF
− Vacancy
−$3.4K −$6.75/SF
EGI
$19.3K $38.25/SF
− OpEx
−$4.8K −$9.56/SF
NOI
$14.5K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$289,740
Cap Rate 7%
$206,957
Cap Rate 9%
$160,967
Alternative Uses
Best Use
Office B
$207.0K
$181.1K – $241.5K
NOI $14,487 @ 7.0% cap · market cap 6.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$340.9K
$298.3K – $397.7K
NOI $23,861 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6,184
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Versatile second-floor office suite with 24/7 access, security, and ample on-site parking in a professional business park setting.
Where is this office units located?
The property is located at 256-7500 Nw 25th St Miami, FL.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 505 SF second‑floor office suite for investment or owner use; Located in the Miami Airport Center business park at NW 25th Street and the Palmetto Expressway; 24/7 access plus nighttime and weekend security
