Second-Floor Office Suite with
For Sale
$890,000
7500 NW 25th St 205, Miami, FL 33122
Second-floor office suite offers private offices, open workspace, and built-in reception, conference room, restroom, and kitchenette.
Property Size1,801 SF
Price / SF$494.17
Days on Market132
Property Features for 7500 NW 25th St 205
General Information
Standard status
Active
Size
1,801 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,232
Amenities
24/7 access
nighttime and weekend security
ample on-site parking
Building Details
Building Size
1,801 SF
Year Built
1969
Stories
2
Listing Agency:
MIAMI COMMERCIAL REAL ESTATE, LLC.
Listed By:
Lissette Gonzalez Torres · License #A12042713
(305) 807-5220
Source:
Elliman
Added: Apr 29
Changed: Sep 6
Last Checked: Sep 6 at 9:29AM
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.
Second-floor office suite (Suites 205 & 297) within a two-story office tower design, totaling 1,801 SF. The interior combines private offices with open workspace, along with a reception area, glass conference room, bathroom, and kitchenette. Western-facing windows and a skylight in the open area provide natural light. The suite is configured using three separate entrances, creating three distinct areas that can support leasing flexibility for an owner-user or investor.
The office tower is located just off the Palmetto Expressway within the Miami Airport Center. The property sits at the intersection of NW 25th Street and the Palmetto Expressway, and is described as steps from Doral, with access to Miami International Airport and major highways just minutes away. The complex includes 24/7 access, nighttime and weekend security, and ample on-site parking for employees and clients.
BikeScore is listed as 45 (Somewhat Bikeable), walkScore is 66 (Somewhat Walkable), and transitScore is 40 (Some Transit).
The office tower is located just off the Palmetto Expressway within the Miami Airport Center. The property sits at the intersection of NW 25th Street and the Palmetto Expressway, and is described as steps from Doral, with access to Miami International Airport and major highways just minutes away. The complex includes 24/7 access, nighttime and weekend security, and ample on-site parking for employees and clients.
BikeScore is listed as 45 (Somewhat Bikeable), walkScore is 66 (Somewhat Walkable), and transitScore is 40 (Some Transit).
Key Highlights
- Second‑floor office suites 205 & 297 offer 1,801 SF with a flexible layout of private offices and open workspace.
- Built‑in reception, glass conference room, bathroom, and kitchenette included.
- Configured with 3 separate entrances, allowing portions to be leased while retaining room for expansion.
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
$51,666
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
5.81%
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%
$1,033,320
$1.0M
Cap Rate 7%
$738,086
$738.1K
Cap Rate 9%
$574,067
$574.1K
Market Conditions
NOI Build-Up for 1,801 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
$81.0K $45.00/SF
− Vacancy
−$12.2K −$6.75/SF
EGI
$68.9K $38.25/SF
− OpEx
−$17.2K −$9.56/SF
NOI
$51.7K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$1,033,320
Cap Rate 7%
$738,086
Cap Rate 9%
$574,067
Alternative Uses
Best Use
Office B
$738.1K
$645.8K – $861.1K
NOI $51,666 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.22M
$1.06M – $1.42M
NOI $85,098 @ 7.0% cap · market cap 9.56%
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
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 Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor office suite offers private offices, open workspace, and built-in reception, conference room, restroom, and kitchenette.
Where is this office units located?
The property is located at 7500 NW 25th St 205 Miami, FL.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: Second‑floor office suites 205 & 297 offer 1,801 SF with a flexible layout of private offices and open workspace.; Built‑in reception, glass conference room, bathroom, and kitchenette included.; Configured with 3 separate entrances, allowing portions to be leased while retaining room for expansion.
