T6-8 Zoned Commercial
For Sale
$16,900,000
4445 Southwest 8th Street, Miami, FL 33134
Full-block assemblage with motel, retail, laundry, and duplex improvements supports multiple redevelopment scenarios.
Property Size74,052 SF
Price / SF$228.22
Days on Market173
Property Features for 4445 Southwest 8th Street
General Information
Standard status
Active
Size
74,052 SF
Property subtype
Land & Docks / Unimproved Land
Taxes and HOA fees
Annual Taxes
$112,000
Amenities
No
Listing Agency:
Bravo & Partners Realty
(786) 266-2775
Listed By:
Neyda Bravo · License #3309332
(786) 266-2775
Source:
Compass
Added: Mar 14
Changed: Sep 2
Last Checked: Aug 30 at 2:53PM
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 Bravo & Partners Realty
Investment Insights
Based on property information with market context.
This 74,052-square-foot commercial land assemblage occupies a full city block in Miami and carries T6-8 zoning. Existing improvements include two motels, a laundromat, a freestanding building, multiple retail spaces, and rear duplexes. The assemblage combines development land with a range of existing commercial and residential structures.
The property fronts corridors serving Coral Gables and is positioned near Coral Gables, Brickell, and Miami Beach. Public remarks identify access to transit, retail, and employment centers, along with an estimated by-right yield of approximately 250 residential units.
The property fronts corridors serving Coral Gables and is positioned near Coral Gables, Brickell, and Miami Beach. Public remarks identify access to transit, retail, and employment centers, along with an estimated by-right yield of approximately 250 residential units.
Key Highlights
- 74,052‑square‑foot commercial land assemblage
- T6‑8 zoning with approximately 250 residential units identified as a by‑right yield
- Full city block with frontage on Coral Gables corridors
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
$557,167
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
3.30%
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%
$11,143,340
$11.1M
Cap Rate 7%
$7,959,529
$8.0M
Cap Rate 9%
$6,190,744
$6.2M
Market Conditions
NOI Build-Up for 74,052 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
$1.33M $18.00/SF
− Vacancy
−$160.0K −$2.16/SF
EGI
$1.17M $15.84/SF
− OpEx
−$615.8K −$8.32/SF
NOI
$557.2K $7.52/SF
Area
Miami, FL
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$11,143,340
Cap Rate 7%
$7,959,529
Cap Rate 9%
$6,190,744
Alternative Uses
Best Use
Retail
$34.51M
$30.20M – $40.27M
NOI $2,415,997 @ 7.0% cap · market cap 14.30%
Second Best
Hotel Hospitality
$7.96M
$6.96M – $9.29M
NOI $557,167 @ 7.0% cap · market cap 3.30%
Theoretical Best
Specialty Retail
$49.99M
$43.74M – $58.32M
NOI $3,498,990 @ 7.0% cap · market cap 20.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,080
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Full-block assemblage with motel, retail, laundry, and duplex improvements supports multiple redevelopment scenarios.
Where is this commercial land located?
The property is located at 4445 Southwest 8th Street Miami, FL.
What is the asking price?
The asking price for this property is $16,900,000.
What are key features of this property?
This property features: 74,052‑square‑foot commercial land assemblage; T6‑8 zoning with approximately 250 residential units identified as a by‑right yield; Full city block with frontage on Coral Gables corridors
