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    Edgewater Development Opportunity Title is generated by Realmo AI

    475 NE 25th St, Miami, FL 33137

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    Claim this Listing
    For Sale
    $15,000,000

    Commercial - Miami, FL

    Lot size:
    0.45 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    171
    Last Refresh:
    May 14 at 7:06 am

    Property Features for 475 NE 25th St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    4604
    Standard status
    Active
    APN
    01-32-30-024-0021
    Lot size
    0.45 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    66559

    Utilities

    Water source
    Public

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Carlos Villanueva JR

    Listing agent Carlos Villanueva JR License #0638148

    Listing office The Keyes Company 2423 S Le Jeune Rd, Miami, FL

    Listing date Nov 24, 2025

    MLS# A11919652 Listing URL

    Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Land‑for‑Equity Joint Venture: Contribute land as equity and benefit from development upside.
    • High‑Rise Development Potential: Zoned T6‑36A‑L, permitting construction of up to 36 stories.
    • Prime Edgewater Location: Situated in Miami's booming Edgewater district.
    • Ideal for Residential or Mixed‑Use development.
    • Strategic Location: Positioned between the Design District and bayside, offering convenient access.
    • Shared‑Success Model: Reduces upfront capital requirements and aligns owner and developer.

    Overview

    This development site is located in Miami's Edgewater district and is zoned T6-36A-L, allowing for structures up to 36 stories. The property is positioned between the Design District and the bay. The surrounding neighborhood is experiencing significant vertical development, with luxury high-rises, mixed-use towers, and branded residences under construction. The site offers an opportunity for a residential or mixed-use developer to capitalize on growth in one of Miami’s dynamic corridors. The lot size is 0.4459 acres. The property owner is offering a Land-for-Equity Joint Venture structure in which the property owner contributes their land as equity into the development capital stack. The landowner receives a negotiated equity stake in the future project, benefiting from development upside without needing to fund construction. The development partner contributes planning, capital raising, and execution expertise. This structure maximizes value, reduces upfront capital requirements, and creates a shared-success model ideal for high-growth markets like Miami’s Edgewater and Urban Core districts.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Law Firm Real Estate Agency Dental Office Restaurant Spa & Massage Center Hair Salon Food Market Nail Salon Daycare Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.18656
    Latitude
    25.801226

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    FAQs

    What type of property is this?
    Commercial land - Rare development site in Miami's booming Edgewater district.
    Where is this commercial land located?
    The property is located at 475 NE 25th St Miami, FL.
    What is the asking price?
    The asking price for this property is $15,000,000.
    What are key features of this property?
    This property features: Land‑for‑Equity Joint Venture: Contribute land as equity and benefit from development upside.; High‑Rise Development Potential: Zoned T6‑36A‑L, permitting construction of up to 36 stories.; Prime Edgewater Location: Situated in Miami's booming Edgewater district.
    (800) 438-3973
    We can help!
    Listing Contact
    Carlos Villanueva JR
    Real Estate License ID: 0638148
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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