Air-Conditioned Office/Warehouse with Loading
For Sale
$3,100,000
4-7620 Nw 25th St, Miami, FL 33122
Fully air-conditioned office over warehouse space with 24-foot clear height and efficient rear double loading access.
Property Size7,247 SF
Price / SF$427.76
Days on Market210
Property Features for 4-7620 Nw 25th St
General Information
Standard status
Active
Size
7,247 SF
Warehouse & Industrial
Clear Height
24 ft
Dock-High Doors
1
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$22,814
Building Details
Stories
2
Listing Agency:
Miami Commercial Real Estate, LLC.
(305) 807-5220
Listed By:
Lissette Gonzalez Torres · License #A12042734
(305) 807-5220
Source:
Exprealty
Added: Jan 12
Changed: Aug 9
Last Checked: Aug 10 at 9:00AM
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 flex-style office/warehouse totals 7,247 SF and includes a modern two-story office build-out of 2,894 SF constructed with shipping containers. The office is finished for day-to-day operations with a reception area, a conference room, and glass walls that overlook the warehouse, creating a contemporary, connected workspace.
The warehouse portion provides 24-foot clear ceilings and energy-efficient LED lighting. Loading and receiving are supported by a rear double loading door, along with one recessed dock-high platform and a ramp for practical flexibility in how freight can be staged and moved. Abundant unassigned parking further supports employee and customer access.
The property is located at Palmetto Expressway and NW 25th Street, approximately one mile west of Miami International Airport’s cargo area, within Miami Airport Center. The versatile configuration is well-suited to users that need both functional office space and a warehouse environment, including fulfillment operations, media production companies, and growing startups. The unit may be purchased individually or combined with the adjacent 6,110 SF warehouse for a combined 13,357 SF option.
The warehouse portion provides 24-foot clear ceilings and energy-efficient LED lighting. Loading and receiving are supported by a rear double loading door, along with one recessed dock-high platform and a ramp for practical flexibility in how freight can be staged and moved. Abundant unassigned parking further supports employee and customer access.
The property is located at Palmetto Expressway and NW 25th Street, approximately one mile west of Miami International Airport’s cargo area, within Miami Airport Center. The versatile configuration is well-suited to users that need both functional office space and a warehouse environment, including fulfillment operations, media production companies, and growing startups. The unit may be purchased individually or combined with the adjacent 6,110 SF warehouse for a combined 13,357 SF option.
Key Highlights
- Fully air‑conditioned office/warehouse totaling 7,247 SF with a 2,894 SF two‑story office build‑out
- Warehouse features 24‑foot clear ceilings and energy‑efficient LED lighting
- Rear double loading door with one recessed dock‑high platform plus a ramp for loading operations
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
$207,898
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
6.71%
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%
$4,157,960
$4.2M
Cap Rate 7%
$2,969,971
$3.0M
Cap Rate 9%
$2,309,978
$2.3M
Market Conditions
NOI Build-Up for 7,247 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
$326.1K $45.00/SF
− Vacancy
−$48.9K −$6.75/SF
EGI
$277.2K $38.25/SF
− OpEx
−$69.3K −$9.56/SF
NOI
$207.9K $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%
$4,157,960
Cap Rate 7%
$2,969,971
Cap Rate 9%
$2,309,978
Alternative Uses
Best Use
Office B
$2.97M
$2.60M – $3.46M
NOI $207,898 @ 7.0% cap · market cap 6.71%
Second Best
Warehouse
$1.69M
$1.48M – $1.97M
NOI $118,224 @ 7.0% cap · market cap 3.81%
Theoretical Best
Specialty Retail
$4.89M
$4.28M – $5.71M
NOI $342,424 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
1
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
7,248
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33122, FL
2,126
Population
901
Households
2.4
Avg Household Size
35
Median Age
62%
College-Educated
85%
High-School Grad
2.4 sq mi
ZIP Area
886
Density / Sq Mi
$83,152
Median Household Income
$50,984
Median Earnings
$2,437
Median Rent
$1,284,700
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?
Flex space - Fully air-conditioned office over warehouse space with 24-foot clear height and efficient rear double loading access.
Where is this flex space located?
The property is located at 4-7620 Nw 25th St Miami, FL.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Fully air‑conditioned office/warehouse totaling 7,247 SF with a 2,894 SF two‑story office build‑out; Warehouse features 24‑foot clear ceilings and energy‑efficient LED lighting; Rear double loading door with one recessed dock‑high platform plus a ramp for loading operations
