Leased Restaurant
For Sale
$1,750,000
4950 W 12th Avenue, Hialeah, FL 33012
Restaurant storefront offered for sale with an in-place tenant lease through March 31, 2029.
Property Size2,781 SF
Days on Market94
Property Features for 4950 W 12th Avenue
General Information
Standard status
Active
Size
2,781 SF
Total Parking Spaces
16
Zoning
6400
Building Details
Building Size
2,781 SF
Year Built
1972
Listing Agency:
Compass Florida, LLC
Listed By:
Joel Freis · License #0660225
(786) 210-0770
Source:
Laerrealty
Added: Jun 12
Changed: Aug 14
Last Checked: Sep 13 at 4:48AM
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 Compass Florida, LLC
Investment Insights
Based on property information with market context.
This building is offered for sale only and currently operates as a restaurant storefront with a tenant in place. The tenant is under lease for the next three years, with the current term ending March 31, 2029. The property previously operated as a long-standing BBQ restaurant for more than 40 years, reflecting a proven foodservice use within the space.
Located in the heart of Hialeah at the crossroads of W 12th Avenue and 103rd Street, the site is described as having ultra visibility along with ample parking. The public remarks also note heavy foot traffic, which can support businesses that benefit from passersby and storefront exposure.
For buyers or investors, the lease provides near-term occupancy while preserving a defined tenant timeline through March 31, 2029. For owner-operators, the property may fit a restaurant concept seeking a storefront location with parking and strong walk-in visibility, with the ability to plan for occupancy alignment around the lease expiration date.
Located in the heart of Hialeah at the crossroads of W 12th Avenue and 103rd Street, the site is described as having ultra visibility along with ample parking. The public remarks also note heavy foot traffic, which can support businesses that benefit from passersby and storefront exposure.
For buyers or investors, the lease provides near-term occupancy while preserving a defined tenant timeline through March 31, 2029. For owner-operators, the property may fit a restaurant concept seeking a storefront location with parking and strong walk-in visibility, with the ability to plan for occupancy alignment around the lease expiration date.
Key Highlights
- Restaurant storefront built in 1972, offered for sale with an in‑place tenant lease
- Current tenant lease runs until March 31, 2029 (in‑place for the next 3 years as stated)
- Located in the heart of Hialeah at the crossroads of W 12th St and 103rd St
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
$55,865
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
3.19%
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%
$1,117,300
$1.1M
Cap Rate 7%
$798,071
$798.1K
Cap Rate 9%
$620,722
$620.7K
Market Conditions
NOI Build-Up for 2,781 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
$80.1K $28.80/SF
− Vacancy
−$5.6K −$2.02/SF
EGI
$74.5K $26.78/SF
− OpEx
−$18.6K −$6.70/SF
NOI
$55.9K $20.09/SF
Area
Hialeah, FL
Vacancy
7.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
25.00%
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%
$1,117,300
Cap Rate 7%
$798,071
Cap Rate 9%
$620,722
Alternative Uses
Best Use
Specialty Retail
$798.1K
$698.3K – $931.1K
NOI $55,865 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$957.8K – $1.28M
NOI $76,622 @ 7.0% cap · market cap 4.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,874
Businesses Nearby
344k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Groceries 27%
Shops & Services 23%
Electronics 3%
Publix
Groceries
68,000 visits/mo
0.4 miles
McDonald's
Dining
30,040 visits/mo
0.2 miles
El Palacio De Los Jugos
Dining
26,743 visits/mo
0.0 miles
Sedano's
Groceries
23,711 visits/mo
0.1 miles
Olive Garden
Dining
20,826 visits/mo
0.1 miles
Demographics for 33012, FL
70,260
Population
25,923
Households
2.7
Avg Household Size
48
Median Age
18%
College-Educated
72%
High-School Grad
5.9 sq mi
ZIP Area
11,908
Density / Sq Mi
$45,818
Median Household Income
$32,039
Median Earnings
$1,562
Median Rent
$355,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant storefront offered for sale with an in-place tenant lease through March 31, 2029.
Where is this conventional restaurant located?
The property is located at 4950 W 12th Avenue Hialeah, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Restaurant storefront built in 1972, offered for sale with an in‑place tenant lease; Current tenant lease runs until March 31, 2029 (in‑place for the next 3 years as stated); Located in the heart of Hialeah at the crossroads of W 12th St and 103rd St
