NNN Portfolio with Dual
For Sale
Contact for pricing
282-292 NW 25th Street, Miami, FL 33127
Four-building retail collection with exposure on two Wynwood streets and adjacent nationally recognized dining, fashion, and lifestyle tenants.
Property Size19,760 SF
Price / SF$910.93
Days on Market184
Property Features for 282-292 NW 25th Street
General Information
Standard status
Active
Size
19,760 SF
Property subtype
Retail, Multifamily, Office, Hospitality
Zoning
Neighborhood Revitalization District-1 (NRD-1
Lease Type
NNN
Investment Type
Value Add
Building Details
Year Built
2000
Buildings
4
Units
23
Listing Agency:
Avenue Real Estate Partners
(305) 397-8012
Listed By:
Aaron Butler · License #FL
Source:
Crexi
Added: Feb 26
Changed: Aug 29
Last Checked: Aug 29 at 1:15PM
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 Avenue Real Estate Partners
Investment Insights
Based on property information with market context.
This NNN retail portfolio comprises 4 buildings totaling 19,760 SF on a 22,719 SF lot. The property provides exposure along both NW 24th Street and NW 25th Street, with remaining development TDRs supporting 23 residential units and full office use, or 26 hotel keys. The as-of-right non-residential and hospitality development envelope remains available before bonuses or market transfers.
The portfolio is positioned next to Wynwood 25 and near established tenants including Uchi, KYU, Salt & Straw, Warby Parker, Marine Layer, Joe’s Pizza, Rosemary’s, Taco Stand, Wynwood Walls, Zak the Baker, Pastis, Le Chick, and Panther Coffee. Wynwood’s surrounding context includes Midtown, Edgewater, Downtown, Brickell, the Design District, and I-95. The property is zoned Neighborhood Revitalization District-1 (NRD-1) and was built in 2000.
The portfolio is positioned next to Wynwood 25 and near established tenants including Uchi, KYU, Salt & Straw, Warby Parker, Marine Layer, Joe’s Pizza, Rosemary’s, Taco Stand, Wynwood Walls, Zak the Baker, Pastis, Le Chick, and Panther Coffee. Wynwood’s surrounding context includes Midtown, Edgewater, Downtown, Brickell, the Design District, and I-95. The property is zoned Neighborhood Revitalization District-1 (NRD-1) and was built in 2000.
Key Highlights
- 4‑building NNN portfolio totaling 19,760 SF
- 22,719 SF lot with exposure on NW 24th Street and NW 25th Street
- Remaining TDRs for 23 residential units and full office, or 26 hotel keys
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
$644,684
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
3.58%
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%
$12,893,680
$12.9M
Cap Rate 7%
$9,209,771
$9.2M
Cap Rate 9%
$7,163,156
$7.2M
Market Conditions
NOI Build-Up for 19,760 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
$1.03M $51.96/SF
− Vacancy
−$105.8K −$5.35/SF
EGI
$921.0K $46.61/SF
− OpEx
−$276.3K −$13.98/SF
NOI
$644.7K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /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%
$12,893,680
Cap Rate 7%
$9,209,771
Cap Rate 9%
$7,163,156
Alternative Uses
Best Use
Retail
$9.21M
$8.06M – $10.74M
NOI $644,684 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$13.34M
$11.67M – $15.56M
NOI $933,669 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Four-building retail collection with exposure on two Wynwood streets and adjacent nationally recognized dining, fashion, and lifestyle tenants.
Where is this nnn property located?
The property is located at 282-292 NW 25th Street Miami, FL.
What is the asking price?
The asking price for this property is $18,000,000.
What are key features of this property?
This property features: 4‑building NNN portfolio totaling 19,760 SF; 22,719 SF lot with exposure on NW 24th Street and NW 25th Street; Remaining TDRs for 23 residential units and full office, or 26 hotel keys
