Versatile Retail and Office
For Sale
Contact for pricing
Pending
4928 NW 7 AVE, Miami, FL 33127
Vacant commercial building with substantial on-site parking, suitable for retail, office, medical, or food-service concepts.
Property Size2,450 SF
Days on Market88
Property Features for 4928 NW 7 AVE
General Information
Standard status
Pending
Size
2,450 SF
Total Parking Spaces
12
Property subtype
Mixed Use
Zoning
T5-O
Lease Type
NNN
Investment Type
Net Lease
Building Details
Year Built
1948
Buildings
1
Stories
1
Listing Agency:
Porosoff Group
(305) 766-1864
Listed By:
Javier Ubeda · License #BK3358462
Source:
Crexi
Added: May 28
Changed: Aug 8
Last Checked: Jul 24 at 10:04AM
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 Porosoff Group
Investment Insights
Based on property information with market context.
4928 NW 7th Ave is a vacant, versatile commercial building totaling 2,450 square feet on a 9,500 square foot lot. The property is designed to support a range of uses and includes over 10 on-site parking spaces, which can help accommodate customer and staff needs. The available configuration makes it practical for an owner-user seeking a flexible footprint rather than a single-purpose tenancy.
Located in Miami, the building offers straightforward access for visitors arriving by car and the benefit of on-site parking to reduce turnover friction during peak hours. The property is presented as suitable for multiple commercial formats, including retail and service-oriented operations.
For tenants, buyers, or operators, the mix of a dedicated commercial building plus meaningful parking supports concepts such as retail, office, medical office use, or food-related operations, including a grocery/convenience concept or a ghost kitchen model. Because the property is currently vacant, it may be well-suited for a streamlined rollout of an intended business without reliance on existing tenant commitments.
Located in Miami, the building offers straightforward access for visitors arriving by car and the benefit of on-site parking to reduce turnover friction during peak hours. The property is presented as suitable for multiple commercial formats, including retail and service-oriented operations.
For tenants, buyers, or operators, the mix of a dedicated commercial building plus meaningful parking supports concepts such as retail, office, medical office use, or food-related operations, including a grocery/convenience concept or a ghost kitchen model. Because the property is currently vacant, it may be well-suited for a streamlined rollout of an intended business without reliance on existing tenant commitments.
Key Highlights
- Vacant 2,450 SF commercial building on a 9,500 SF lot
- Built in 1948
- Over 10 on‑site parking spaces
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
$79,933
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
7.54%
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%
$1,598,660
$1.6M
Cap Rate 7%
$1,141,900
$1.1M
Cap Rate 9%
$888,144
$888.1K
Market Conditions
NOI Build-Up for 2,450 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
$127.3K $51.96/SF
− Vacancy
−$13.1K −$5.35/SF
EGI
$114.2K $46.61/SF
− OpEx
−$34.3K −$13.98/SF
NOI
$79.9K $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%
$1,598,660
Cap Rate 7%
$1,141,900
Cap Rate 9%
$888,144
Alternative Uses
Best Use
Specialty Retail
$1.65M
$1.45M – $1.93M
NOI $115,764 @ 7.0% cap · market cap 10.92%
Second Best
Retail
$1.14M
$999.2K – $1.33M
NOI $79,933 @ 7.0% cap · market cap 7.54%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,294
Businesses Nearby
Under-served
Demand for This Use
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?
Grocery and convenience store - Vacant commercial building with substantial on-site parking, suitable for retail, office, medical, or food-service concepts.
Where is this grocery and convenience store located?
The property is located at 4928 NW 7 AVE Miami, FL.
What is the asking price?
The asking price for this property is $1,060,000.
What are key features of this property?
This property features: Vacant 2,450 SF commercial building on a 9,500 SF lot; Built in 1948; Over 10 on‑site parking spaces
