3-Suite Flex
For Sale
$3,323,250
4430 E 10th Lane, Hialeah, FL 33013
Three leased suites provide office frontage, warehouse space, and individual grade-level loading access.
Property Size9,495 SF
Days on Market11
Property Features for 4430 E 10th Lane
General Information
Standard status
Active
Size
9,495 SF
Property subtype
Industrial
Building Details
Building Size
9,495 SF
Year Built
1960
Listing Agency:
SF Realty Advisors, LLC.
(786) 227-2794
Listed By:
Alejo Miguel Aguirre Saravia · License #3428691
(786) 227-2794
Source:
Silverleafrealtygroup
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 29 at 4:26PM
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 SF Realty Advisors, LLC.
Investment Insights
Based on property information with market context.
This 9,495 SF flex property contains three separately accessed industrial suites on a 12,000 SF lot. Each suite includes a street-facing office/warehouse entry and a 12' x 12' grade-level loading door, while warehouse areas provide approximately 16' clear height. Two suites have renovated office and restroom areas.
The building is fully leased through three separate agreements and sits in Hialeah's established industrial corridor. The roof was repaired and recovered in 2022, and the 40+10-year recertification has been completed. Existing tenant rights and required governmental approvals will govern future occupancy, use, and licensing.
The building is fully leased through three separate agreements and sits in Hialeah's established industrial corridor. The roof was repaired and recovered in 2022, and the 40+10-year recertification has been completed. Existing tenant rights and required governmental approvals will govern future occupancy, use, and licensing.
Key Highlights
- 9,495 SF flex building on a 12,000 SF lot
- Three separately leased industrial suites with 100% occupancy
- Each suite has a 12' x 12' grade‑level loading door
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
$143,086
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
4.31%
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%
$2,861,720
$2.9M
Cap Rate 7%
$2,044,086
$2.0M
Cap Rate 9%
$1,589,844
$1.6M
Market Conditions
NOI Build-Up for 9,495 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
$239.3K $25.20/SF
− Vacancy
−$19.1K −$2.02/SF
EGI
$220.1K $23.18/SF
− OpEx
−$77.0K −$8.11/SF
NOI
$143.1K $15.07/SF
Area
Hialeah, FL
Vacancy
8.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
35.00%
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%
$2,861,720
Cap Rate 7%
$2,044,086
Cap Rate 9%
$1,589,844
Alternative Uses
Best Use
Flex RnD
$2.04M
$1.79M – $2.38M
NOI $143,086 @ 7.0% cap · market cap 4.31%
Second Best
Warehouse
$1.87M
$1.64M – $2.18M
NOI $130,877 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$3.74M
$3.27M – $4.36M
NOI $261,606 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,013
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33013, FL
31,068
Population
9,544
Households
3.3
Avg Household Size
48
Median Age
18%
College-Educated
72%
High-School Grad
3.8 sq mi
ZIP Area
8,176
Density / Sq Mi
$57,242
Median Household Income
$32,566
Median Earnings
$1,488
Median Rent
$407,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Three leased suites provide office frontage, warehouse space, and individual grade-level loading access.
Where is this flex space located?
The property is located at 4430 E 10th Lane Hialeah, FL.
What is the asking price?
The asking price for this property is $3,323,250.
What are key features of this property?
This property features: 9,495 SF flex building on a 12,000 SF lot; Three separately leased industrial suites with 100% occupancy; Each suite has a 12' x 12' grade‑level loading door
