Corner Retail and Showroom
For Sale
$975,000
Pending
4800 NW 2nd Avenue, Miami, FL 33127
Corner property with an on-site house, plus a large lot, offered for showroom, retail, or mixed-use concepts under T4-L zoning.
Property Size1,369 SF
Lot Size0.14 Acres
Days on Market89
Property Features for 4800 NW 2nd Avenue
General Information
Standard status
Pending
Size
1,369 SF
Lot size
0.14 Acres
Zoning
3901
Building Details
Building Size
1,369 SF
Year Built
1924
Listing Agency:
Quadra Real Estate + Advisory, LLC
Listed By:
Daniel Blakeman · License #0461780
(305) 965-1482
Source:
Laerrealty
Added: Jun 12
Changed: Aug 27
Last Checked: Sep 7 at 4:53AM
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 Quadra Real Estate + Advisory, LLC
Investment Insights
Based on property information with market context.
Offered for sale, this corner commercial property includes an on-site house and a large lot, positioned for showroom and retail-oriented use, as described in the listing. The property is presented as suitable for showroom, retail, or mixed-use concepts, with zoning identified as T4-L.
The site is located along NW 2nd Ave in Buena Vista, described as just steps from the Design District and close to Midtown and Wynwood. This makes the property a practical option for buyers looking for a corner location in a mixed retail and design-area setting.
Configuration-wise, the combination of an existing house and an additional lot provides flexibility for an owner-operator or adaptive redevelopment approach, subject to T4-L zoning requirements.
The site is located along NW 2nd Ave in Buena Vista, described as just steps from the Design District and close to Midtown and Wynwood. This makes the property a practical option for buyers looking for a corner location in a mixed retail and design-area setting.
Configuration-wise, the combination of an existing house and an additional lot provides flexibility for an owner-operator or adaptive redevelopment approach, subject to T4-L zoning requirements.
Key Highlights
- Corner property on NW 2nd Ave in Buena Vista
- On‑site 1,369 SF house with a 5,935 SF lot
- Year built: 1924
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
$44,665
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
4.58%
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%
$893,300
$893.3K
Cap Rate 7%
$638,071
$638.1K
Cap Rate 9%
$496,278
$496.3K
Market Conditions
NOI Build-Up for 1,369 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
$71.1K $51.96/SF
− Vacancy
−$7.3K −$5.35/SF
EGI
$63.8K $46.61/SF
− OpEx
−$19.1K −$13.98/SF
NOI
$44.7K $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%
$893,300
Cap Rate 7%
$638,071
Cap Rate 9%
$496,278
Alternative Uses
Best Use
Retail
$638.1K
$558.3K – $744.4K
NOI $44,665 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$924.1K
$808.6K – $1.08M
NOI $64,686 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,479
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner property with an on-site house, plus a large lot, offered for showroom, retail, or mixed-use concepts under T4-L zoning.
Where is this commercial land located?
The property is located at 4800 NW 2nd Avenue Miami, FL.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Corner property on NW 2nd Ave in Buena Vista; On‑site 1,369 SF house with a 5,935 SF lot; Year built: 1924
