Freestanding Retail-Office
For Sale
$1,125,000
470 Northwest 22nd Avenue, Miami, FL 33125
Fully updated corner building with flexible retail/office zoning for a range of owner-user and investment strategies.
Property Size2,571 SF
Lot Size0.13 Acres
Price / SF$437.57
Days on Market55
Property Features for 470 Northwest 22nd Avenue
General Information
Standard status
Active
Size
2,571 SF
Lot size
0.13 Acres
Property subtype
OFC, SCR, MU
Zoning
T6-8-O
Building Details
Year Built
1952
Listing Agency:
Keller Williams Capital Realty
(305) 549-5122
Listed By:
Jorge Fernandez-Pla · License #3220032
(305) 549-5122
Source:
Realnex
Added: Jun 19
Changed: Jul 10
Last Checked: Jul 23 at 9:41AM
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 Keller Williams Capital Realty
Investment Insights
Based on property information with market context.
This freestanding, fully updated retail/office building offers an optimized layout designed for mixed commercial use. The property totals 12,571 SF and sits on a 0.13-acre corner lot, providing a compact, self-contained footprint suitable for owner-users or investors seeking a straightforward operating asset.
The building is located in the Miami market (33125) and is zoned T6-8-O. It is positioned on a corner lot and described as having immediate premium utility with exceptional access to regional transport, which can support convenient customer and employee travel.
As a tenant-ready retail/office facility, the property’s configuration supports businesses that need a combination of storefront and office-style space. Buyers evaluating owner-use flexibility will appreciate the updated condition and dedicated building presence, while investors may find the freestanding retail/office format aligns with strategies focused on controllable, single-asset operations. Please note that exact leasing details, tenant mix, and financial terms are not provided in the available information.
The building is located in the Miami market (33125) and is zoned T6-8-O. It is positioned on a corner lot and described as having immediate premium utility with exceptional access to regional transport, which can support convenient customer and employee travel.
As a tenant-ready retail/office facility, the property’s configuration supports businesses that need a combination of storefront and office-style space. Buyers evaluating owner-use flexibility will appreciate the updated condition and dedicated building presence, while investors may find the freestanding retail/office format aligns with strategies focused on controllable, single-asset operations. Please note that exact leasing details, tenant mix, and financial terms are not provided in the available information.
Key Highlights
- Fully updated 2,571 SF freestanding retail/office building
- Located on a 0.13‑acre corner lot
- Year built: 1952
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
$83,881
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
7.46%
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%
$1,677,620
$1.7M
Cap Rate 7%
$1,198,300
$1.2M
Cap Rate 9%
$932,011
$932.0K
Market Conditions
NOI Build-Up for 2,571 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
$133.6K $51.96/SF
− Vacancy
−$13.8K −$5.35/SF
EGI
$119.8K $46.61/SF
− OpEx
−$35.9K −$13.98/SF
NOI
$83.9K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,677,620
Cap Rate 7%
$1,198,300
Cap Rate 9%
$932,011
Alternative Uses
Best Use
Retail
$1.20M
$1.05M – $1.40M
NOI $83,881 @ 7.0% cap · market cap 7.46%
Second Best
Office B
$1.05M
$922.0K – $1.23M
NOI $73,756 @ 7.0% cap · market cap 6.56%
Theoretical Best
Specialty Retail
$1.74M
$1.52M – $2.02M
NOI $121,481 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,326
Businesses Nearby
Explore this area
Business Placement
Demographics for 33125, FL
53,507
Population
22,496
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
69%
High-School Grad
3.9 sq mi
ZIP Area
13,720
Density / Sq Mi
$40,940
Median Household Income
$30,648
Median Earnings
$1,427
Median Rent
$377,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Fully updated corner building with flexible retail/office zoning for a range of owner-user and investment strategies.
Where is this office building located?
The property is located at 470 Northwest 22nd Avenue Miami, FL.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Fully updated 2,571 SF freestanding retail/office building; Located on a 0.13‑acre corner lot; Year built: 1952
