Two-Story Medical
For Sale
$7,900,000
6545 NW 169th St, Hialeah, FL 33015
Commercial Sale, Hialeah, FL
Property Size15,600 SF
Lot Size0.73 Acres
Price / SF$591.94
Days on Market88
Property Features for 6545 NW 169th St
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
6200
Subdivision
20
Standard status
Active
APN
30-20-13-042-0030
Lot size
0.73 Acres
Taxes and HOA fees
Tax Description
M & G SUB PB 142-93 T-17633 LOT 3 & 4 BLK 1 LOT SIZE 31858 SQ FT F/A/U 30-2013-001-0300 OR 22267-4745 04 2004 2(2) COC 25448-2561 03 2007 4
Tax Annual Amount
45836
Legal Description
M & G SUB PB 142-93 T-17633 LOT 3 & 4 BLK 1 LOT SIZE 31858 SQ FT F/A/U 30-2013-001-0300 OR 22267-4745 04 2004 2(2) COC 25448-2561 03 2007 4
Utilities
Water front
1
Building Details
Year built
2008
Flooring type
Concrete
Building materials
Block, Stucco
Listing Agency:
Keller Williams Realty SW
(954) 237-0400
Listed By:
Rafael Carrero · License #3162134
(954) 865-6690
Added: Jun 29
Changed: Sep 2
Last Checked: Sep 24 at 6:06PM
MLS# A11954634
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.
Built in 2008, this two-story medical center provides 13,346 square feet under air within 15,600 square feet of gross area. The first floor contains approximately 7,800 square feet, while the second floor offers 5,546 square feet and is vacant for immediate occupancy. An outdoor terrace adds 2,254 square feet. The building is constructed with block and stucco and features concrete flooring.
The property includes 33 existing parking spaces and an elevator serving the building. The first floor is occupied by a preschool/daycare operation, with ownership willing to coordinate relocation so the full facility can transition to medical occupancy. Converting the current playground area could create 8-10 additional parking spaces, subject to approvals. The address is 6545 NW 169th St in Hialeah, Florida, within Miami-Dade County.
The property includes 33 existing parking spaces and an elevator serving the building. The first floor is occupied by a preschool/daycare operation, with ownership willing to coordinate relocation so the full facility can transition to medical occupancy. Converting the current playground area could create 8-10 additional parking spaces, subject to approvals. The address is 6545 NW 169th St in Hialeah, Florida, within Miami-Dade County.
Key Highlights
- 13,346 SF under A/C and 15,600 SF gross area
- 5,546 SF second floor is vacant and ready for occupancy
- 7,800 SF first floor currently accommodates a preschool/daycare operation
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
$257,645
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
3.26%
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%
$5,152,900
$5.2M
Cap Rate 7%
$3,680,643
$3.7M
Cap Rate 9%
$2,862,722
$2.9M
Market Conditions
NOI Build-Up for 13,346 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
$440.4K $33.00/SF
− Vacancy
−$96.9K −$7.26/SF
EGI
$343.5K $25.74/SF
− OpEx
−$85.9K −$6.44/SF
NOI
$257.6K $19.31/SF
Area
Hialeah, FL
Vacancy
22.00%
Lease Rate
$33.00 /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%
$5,152,900
Cap Rate 7%
$3,680,643
Cap Rate 9%
$2,862,722
Alternative Uses
Best Use
Office B
$3.68M
$3.22M – $4.29M
NOI $257,645 @ 7.0% cap · market cap 3.26%
Second Best
Healthcare Medical
$3.09M
$2.70M – $3.60M
NOI $216,205 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$5.25M
$4.60M – $6.13M
NOI $367,709 @ 7.0% cap · market cap 4.65%
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
1,321
Businesses Nearby
Explore this area
Business Placement
Demographics for 33015, FL
65,645
Population
23,963
Households
2.7
Avg Household Size
39
Median Age
31%
College-Educated
88%
High-School Grad
5.9 sq mi
ZIP Area
11,126
Density / Sq Mi
$73,609
Median Household Income
$37,274
Median Earnings
$1,841
Median Rent
$384,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical center - Elevator-served healthcare facility with a vacant second floor and adaptable occupancy options.
Where is this medical center located?
The property is located at 6545 NW 169th St Hialeah, FL.
What is the asking price?
The asking price for this property is $7,900,000.
What are key features of this property?
This property features: 13,346 SF under A/C and 15,600 SF gross area; 5,546 SF second floor is vacant and ready for occupancy; 7,800 SF first floor currently accommodates a preschool/daycare operation
