Two-Story Medical Office
For Sale
$7,900,000
6545 NW 169th St, Hialeah, FL 33015
SINGLE_FAMILY - Hialeah, FL
Property Size15,599 SF
Lot Size0.73 Acres
Price / SF$506.44
Days on Market42
Property Features for 6545 NW 169th St
General Information
Property type
Residential
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: Jun 30
Last Checked: Aug 9 at 9:06PM
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 modern two-story commercial building offers medical and healthcare users a practical layout for day-to-day operations. The property includes 13,346 SF under air conditioning and 15,600 SF gross area, with approximately 7,800 SF on the first floor and 5,546 SF on the second floor. An additional 2,254 SF outdoor terrace is included. The building is elevator-served and described as exceptionally maintained, with the second floor vacant and move-in ready.
The first floor is currently occupied by a preschool/daycare operation. Ownership is willing to facilitate a flexible transition, allowing the business to relocate and making the entire building available for medical occupancy. The site includes 33 existing parking spaces, with the potential to add 8–10 additional spaces by converting the current playground area, subject to approvals. The property is located in the Hialeah–Miami Lakes corridor with convenient access to major thoroughfares.
For owner-users, healthcare operators, or investors, the combination of a move-in ready second floor and a building that can be fully repositioned for medical use supports a range of medical formats. The two-story structure, elevator service, and included terrace can help accommodate multiple clinical departments or staggered occupancy plans, while on-site parking provides a straightforward baseline for patient and staff access.
The first floor is currently occupied by a preschool/daycare operation. Ownership is willing to facilitate a flexible transition, allowing the business to relocate and making the entire building available for medical occupancy. The site includes 33 existing parking spaces, with the potential to add 8–10 additional spaces by converting the current playground area, subject to approvals. The property is located in the Hialeah–Miami Lakes corridor with convenient access to major thoroughfares.
For owner-users, healthcare operators, or investors, the combination of a move-in ready second floor and a building that can be fully repositioned for medical use supports a range of medical formats. The two-story structure, elevator service, and included terrace can help accommodate multiple clinical departments or staggered occupancy plans, while on-site parking provides a straightforward baseline for patient and staff access.
Key Highlights
- Modern two‑story medical office building built in 2008 with 13,346 SF under A/C and 15,600 SF gross area
- Space breakdown: ~7,800 SF first floor and 5,546 SF second floor, plus a 2,254 SF outdoor terrace
- Second floor is vacant and move‑in ready for immediate medical occupancy
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
$301,139
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
3.81%
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%
$6,022,780
$6.0M
Cap Rate 7%
$4,301,986
$4.3M
Cap Rate 9%
$3,345,989
$3.3M
Market Conditions
NOI Build-Up for 15,599 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
$514.8K $33.00/SF
− Vacancy
−$113.2K −$7.26/SF
EGI
$401.5K $25.74/SF
− OpEx
−$100.4K −$6.44/SF
NOI
$301.1K $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%
$6,022,780
Cap Rate 7%
$4,301,986
Cap Rate 9%
$3,345,989
Alternative Uses
Best Use
Office B
$4.30M
$3.76M – $5.02M
NOI $301,139 @ 7.0% cap · market cap 3.81%
Second Best
Healthcare Medical
$3.61M
$3.16M – $4.21M
NOI $252,704 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$6.14M
$5.37M – $7.16M
NOI $429,784 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,321
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Modern two-story facility built in 2008 with elevator access, parking, and a vacant second floor for immediate medical use.
Where is this medical office space 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: Modern two‑story medical office building built in 2008 with 13,346 SF under A/C and 15,600 SF gross area; Space breakdown: ~7,800 SF first floor and 5,546 SF second floor, plus a 2,254 SF outdoor terrace; Second floor is vacant and move‑in ready for immediate medical occupancy
