Commercial Land with Existing
For Sale
$1,000,000
5521 NW 7th Ave, Miami, FL 33127
Commercial Sale, Miami, FL
Property Size1,050 SF
Lot Size0.16 Acres
Price / SF$952.38
Days on Market48
Property Features for 5521 NW 7th Ave
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
6100
Parking
50
Parking features
On Street
Security features
Security, Security Lighting
Exterior features
Storm/Security Shutters
Subdivision
31
Standard status
Active
APN
01-31-13-046-0070
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
RESUB OF REV PL OF EASTMORELAND PB 41-18 LOT 8 BLK 1 LOT SIZE 50.000 X 140 OR 20739-1478 0902 1
Tax Annual Amount
13085
Legal Description
RESUB OF REV PL OF EASTMORELAND PB 41-18 LOT 8 BLK 1 LOT SIZE 50.000 X 140 OR 20739-1478 0902 1
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
office space
main work/retail area
open air outdoor venue
two restrooms
commercial A/C
fenced lot
Zone X flood designation
Building Details
Year built
1949
Floors in Building
1
Flooring type
Tile, Tile - Ceramic
Building materials
Block
Roof type
Concrete
Listing Agency:
Canvas Real Estate
(954) 332-7121
Listed By:
Ernesto Vega · License #0648713
(954) 646-5677
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 13 at 2:06PM
MLS# A12058277
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.
Investment Insights
Based on property information with market context.
This commercial land offering includes an existing 1,050-square-foot, single-story concrete-block storefront on a 7,000-square-foot lot, or approximately 0.1607 acres. The building contains office space, a primary work or retail area, an open-air outdoor venue, two restrooms, ceramic tile flooring, central air conditioning, and a concrete roof. A fenced lot, storm and security shutters, on-street parking, and commercial service connections are also part of the property.
The site is located on NW 7th Avenue in Miami and carries T6-8-O Urban Core zoning. The source information identifies potential commercial, mixed-use, retail, office, multifamily, and other urban-format development concepts subject to municipal approvals. The zoning provides for up to 8 stories by right, with possible additional height through applicable public-benefit provisions. The property is designated Zone X for flood purposes and is served by public water and public sewer.
The site is located on NW 7th Avenue in Miami and carries T6-8-O Urban Core zoning. The source information identifies potential commercial, mixed-use, retail, office, multifamily, and other urban-format development concepts subject to municipal approvals. The zoning provides for up to 8 stories by right, with possible additional height through applicable public-benefit provisions. The property is designated Zone X for flood purposes and is served by public water and public sewer.
Key Highlights
- T6‑8‑O Urban Core zoning with up to 8 stories by right
- 7,000 SF lot, approximately 0.1607 acres
- Existing 1,050 SF concrete‑block storefront building
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
$34,257
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
3.43%
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%
$685,140
$685.1K
Cap Rate 7%
$489,386
$489.4K
Cap Rate 9%
$380,633
$380.6K
Market Conditions
NOI Build-Up for 1,050 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
$54.6K $51.96/SF
− Vacancy
−$5.6K −$5.35/SF
EGI
$48.9K $46.61/SF
− OpEx
−$14.7K −$13.98/SF
NOI
$34.3K $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%
$685,140
Cap Rate 7%
$489,386
Cap Rate 9%
$380,633
Alternative Uses
Best Use
Retail
$489.4K
$428.2K – $571.0K
NOI $34,257 @ 7.0% cap · market cap 3.43%
Second Best
Office B
$430.3K
$376.5K – $502.0K
NOI $30,122 @ 7.0% cap · market cap 3.01%
Theoretical Best
Specialty Retail
$708.8K
$620.2K – $826.9K
NOI $49,613 @ 7.0% cap · market cap 4.96%
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
1,570
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - T6-8-O zoning accompanies a concrete-block storefront, fenced lot, and public utilities.
Where is this commercial land located?
The property is located at 5521 NW 7th Ave Miami, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: T6‑8‑O Urban Core zoning with up to 8 stories by right; 7,000 SF lot, approximately 0.1607 acres; Existing 1,050 SF concrete‑block storefront building
