Two-Unit Storefront
For Sale
$475,000
Pending
3570 NE 191st St Unit 3570, Aventura, FL 33180
Gated-community commercial property with one established occupant and a second unit available for business use or leasing.
Property Size1,952 SF
Days on Market2796
Property Features for 3570 NE 191st St Unit 3570
General Information
Standard status
Pending
Size
1,952 SF
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,166
Amenities
3
6 Parking Spaces.
Building Details
Year Built
1990
Tenancy
Multi
Listing Agency:
Compass Florida, LLC.
(305) 984-7706
Listed By:
Melissa Rubin · License #3014580
(305) 984-7706
Source:
Xome
Added: Jan 5, 2019
Changed: Aug 31
Last Checked: Aug 31 at 12:54AM
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.
This 1,952-square-foot storefront property contains two commercial units within the gated Mystic Pointe community. Unit A is occupied by a mini-mart under a long-term lease, while Unit B is available for an owner’s business or a future tenant. The property was built in 1990 and includes six parking spaces.
The property is located at 3570 NE 191st St in Aventura, with access to nearby Aventura Mall, I-95, Fort Lauderdale and Miami airports, and surrounding restaurant and retail amenities. Its placement within a residential community provides a defined setting for the existing convenience-oriented use and the available second unit.
The property is located at 3570 NE 191st St in Aventura, with access to nearby Aventura Mall, I-95, Fort Lauderdale and Miami airports, and surrounding restaurant and retail amenities. Its placement within a residential community provides a defined setting for the existing convenience-oriented use and the available second unit.
Key Highlights
- 1,952‑square‑foot storefront property in the gated Mystic Pointe community
- Two commercial units with Unit A leased long term to a mini‑mart
- Unit B available for business use or leasing to a prospective tenant
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
$37,578
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
7.91%
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%
$751,560
$751.6K
Cap Rate 7%
$536,829
$536.8K
Cap Rate 9%
$417,533
$417.5K
Market Conditions
NOI Build-Up for 1,952 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
$53.9K $27.60/SF
− Vacancy
−$3.8K −$1.93/SF
EGI
$50.1K $25.67/SF
− OpEx
−$12.5K −$6.42/SF
NOI
$37.6K $19.25/SF
Area
Miami-Dade County, FL
Vacancy
7.00%
Lease Rate
$27.60 /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%
$751,560
Cap Rate 7%
$536,829
Cap Rate 9%
$417,533
Alternative Uses
Best Use
Specialty Retail
$536.8K
$469.7K – $626.3K
NOI $37,578 @ 7.0% cap · market cap 7.91%
Second Best
Retail
$471.5K
$412.6K – $550.1K
NOI $33,007 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$990.3K
$866.5K – $1.16M
NOI $69,323 @ 7.0% cap · market cap 14.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33180, FL
35,062
Population
21,112
Households
1.7
Avg Household Size
45
Median Age
55%
College-Educated
95%
High-School Grad
3.3 sq mi
ZIP Area
10,625
Density / Sq Mi
$88,613
Median Household Income
$51,612
Median Earnings
$2,480
Median Rent
$471,400
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?
Storefront property - Gated-community commercial property with one established occupant and a second unit available for business use or leasing.
Where is this storefront property located?
The property is located at 3570 NE 191st St Unit 3570 Aventura, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,952‑square‑foot storefront property in the gated Mystic Pointe community; Two commercial units with Unit A leased long term to a mini‑mart; Unit B available for business use or leasing to a prospective tenant
