Restaurant Condo with Long-Term
For Sale
$925,000
7500 NW 25th St 107, Miami, FL 33122
Restaurant condo with a Subway franchisee tenant under a modified net lease, set to expire in 2028.
Property Size1,606 SF
Price / SF$575.97
Days on Market21
Property Features for 7500 NW 25th St 107
General Information
Standard status
Active
Size
1,606 SF
Total Parking Spaces
3
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Cap Rate
5.89%
Building Details
Year Built
1969
Listing Agency:
Miami Commercial Real Estate, LLC.
(786) 273-1380
Listed By:
Lissette Gonzalez Torres · License #A12042734
Source:
Mymiahomes
Added: Jul 21
Changed: Jul 22
Last Checked: Aug 10 at 7:54AM
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 Miami Commercial Real Estate, LLC.
Investment Insights
Based on property information with market context.
This 1,606 SF restaurant condo is currently occupied by a Subway franchisee with over 20 years of operating history at the location. The property is offered as a modified net lease, designed to provide predictable net income with limited landlord exposure. The lease expires in 2028 and includes two additional 5-year renewal options.
The condo is prominently positioned within a master-planned business park totaling approximately 600,000 SF at one of Miami-Dade County’s most prominent commercial intersections. It offers excellent signage and direct exposure to NW 25 Street, with immediate access to SR-826 (Palmetto Expressway). The location is just one exit north of the SR-826/SR-836 interchange and steps from the City of Doral.
Parking is available with ample unassigned spaces plus 3 dedicated spaces for the unit.
The condo is prominently positioned within a master-planned business park totaling approximately 600,000 SF at one of Miami-Dade County’s most prominent commercial intersections. It offers excellent signage and direct exposure to NW 25 Street, with immediate access to SR-826 (Palmetto Expressway). The location is just one exit north of the SR-826/SR-836 interchange and steps from the City of Doral.
Parking is available with ample unassigned spaces plus 3 dedicated spaces for the unit.
Key Highlights
- 1,606 SF restaurant condo built in 1969, leased to a Subway franchisee with 20+ years of operating history at this location
- Modified net lease structure with a 5.89% cap rate; provides predictable net income with limited landlord exposure
- Lease expires in 2028 with two additional 5‑year renewal options
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
$75,884
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
8.20%
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%
$1,517,680
$1.5M
Cap Rate 7%
$1,084,057
$1.1M
Cap Rate 9%
$843,156
$843.2K
Market Conditions
NOI Build-Up for 1,606 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
$102.7K $63.96/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$101.2K $63.00/SF
− OpEx
−$25.3K −$15.75/SF
NOI
$75.9K $47.25/SF
Area
Miami, FL
Vacancy
1.50%
Lease Rate
$63.96 /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%
$1,517,680
Cap Rate 7%
$1,084,057
Cap Rate 9%
$843,156
Alternative Uses
Best Use
Specialty Retail
$1.08M
$948.6K – $1.26M
NOI $75,884 @ 7.0% cap · market cap 8.20%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,917
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33122, FL
2,126
Population
901
Households
2.4
Avg Household Size
35
Median Age
62%
College-Educated
85%
High-School Grad
2.4 sq mi
ZIP Area
886
Density / Sq Mi
$83,152
Median Household Income
$50,984
Median Earnings
$2,437
Median Rent
$1,284,700
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?
Conventional restaurant - Restaurant condo with a Subway franchisee tenant under a modified net lease, set to expire in 2028.
Where is this conventional restaurant located?
The property is located at 7500 NW 25th St 107 Miami, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 1,606 SF restaurant condo built in 1969, leased to a Subway franchisee with 20+ years of operating history at this location; Modified net lease structure with a 5.89% cap rate; provides predictable net income with limited landlord exposure; Lease expires in 2028 with two additional 5‑year renewal options
