Family Dollar NNN Investment
For Sale
Contact for pricing
3465 NW 183rd St, Miami Gardens, FL 33056
NNN Family Dollar in Miami Gardens with zero landlord responsibilities.
Property Size8,320 SF
Price / SF$391.83
Days on Market174
Property Features for 3465 NW 183rd St
General Information
Standard status
Active
Size
8,320 SF
Class
B
Property subtype
Retail
Zoning
NC
Building Details
Year Built
2017
Listing Agency:
Equity
Listed By:
Anthony Bernabe · License #BK3319727
Source:
Crexi
Added: Mar 2
Changed: Aug 8
Last Checked: Aug 8 at 2:50PM
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 Equity
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire a Family Dollar investment property in Miami Gardens, Florida. The property is an absolute triple net lease, offering passive income with zero landlord responsibilities, as the tenant is responsible for all taxes, insurance, roof, and structure. The property is backed by Family Dollar, a nationally recognized retailer. The asset offers stable cash flow in a dense, infill Miami-Dade location. The property is 8320 square feet. This NNN investment is an option for investors seeking secure, management-free returns in a high-demand market.
Key Highlights
- Absolute Triple Net (NNN) Lease: Enjoy zero landlord responsibilities.
- Recession‑Resilient Tenant: Benefit from the stable cash flow of Family Dollar.
- Prime Location: Located in a dense, infill Miami‑Dade area.
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
$114,417
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
3.51%
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%
$2,288,340
$2.3M
Cap Rate 7%
$1,634,529
$1.6M
Cap Rate 9%
$1,271,300
$1.3M
Market Conditions
NOI Build-Up for 8,320 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
$159.7K $19.20/SF
− Vacancy
−$7.2K −$0.86/SF
EGI
$152.6K $18.34/SF
− OpEx
−$38.1K −$4.58/SF
NOI
$114.4K $13.75/SF
Area
Miami Gardens, FL
Vacancy
4.50%
Lease Rate
$19.20 /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%
$2,288,340
Cap Rate 7%
$1,634,529
Cap Rate 9%
$1,271,300
Alternative Uses
Best Use
Specialty Retail
$1.63M
$1.43M – $1.91M
NOI $114,417 @ 7.0% cap · market cap 3.51%
Second Best
Retail
$1.44M
$1.26M – $1.68M
NOI $101,048 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,389 @ 7.0% cap · market cap 5.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
718
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33056, FL
36,556
Population
12,155
Households
3
Avg Household Size
37
Median Age
18%
College-Educated
84%
High-School Grad
6.1 sq mi
ZIP Area
5,993
Density / Sq Mi
$62,255
Median Household Income
$33,179
Median Earnings
$1,659
Median Rent
$332,400
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?
Grocery and convenience store - NNN Family Dollar in Miami Gardens with zero landlord responsibilities.
Where is this grocery and convenience store located?
The property is located at 3465 NW 183rd St Miami Gardens, FL.
What is the asking price?
The asking price for this property is $3,260,000.
What are key features of this property?
This property features: Absolute Triple Net (NNN) Lease: Enjoy zero landlord responsibilities.; Recession‑Resilient Tenant: Benefit from the stable cash flow of Family Dollar.; Prime Location: Located in a dense, infill Miami‑Dade area.
