Versatile Office Space Near
For Sale
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7500 NW 25th St # 205, Miami, FL 33122
1,801 SF office suite with flexible layout and abundant light.
Property Size1,801 SF
Price / SF$494.17
Days on Market192
Property Features for 7500 NW 25th St # 205
General Information
Standard status
Active
Size
1,801 SF
Class
C
Property subtype
Office
Zoning
7300
Building Details
Year Built
1969
Listing Agency:
Miami Commercial RE, LLC
(305) 673-0655
Listed By:
Lissette Gonzalez · License #3088731
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Aug 8 at 2:43PM
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 RE, LLC
Investment Insights
Based on property information with market context.
This 1,801 square foot office space, located just off the Palmetto Expressway, offers a flexible layout suitable for various uses. The second-floor suite (Suites 205 & 297) features a combination of private offices and open workspace, a reception area, a glass conference room, a bathroom, and a kitchenette. The suite is currently configured into three distinct areas with 3 separate entrances, making it suitable for an owner-user or investor looking to lease part of the space while maintaining room for future expansion. Western-facing windows and a skylight in the open area provide abundant natural light. The two-story office tower provides 24/7 access, nighttime and weekend security, and ample on-site parking. Located within the Miami Airport Center, a master-planned business park near Doral at the intersection of NW 25th Street and the Palmetto Expressway, the property benefits from attractive landscaping and a well-designed office environment. The location is minutes from Miami International Airport and major highways, providing accessibility, functionality, and long-term value.
Key Highlights
- Prime location just off the Palmetto Expressway and minutes from Miami International Airport.
- Flexible 1,801 SF office space with a combination of private offices and open workspace.
- Configured into three distinct areas with 3 separate entrances, ideal for owner‑user or investor.
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
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 - 1,801 SF office suite with flexible layout and abundant light.
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: Prime location just off the Palmetto Expressway and minutes from Miami International Airport.; Flexible 1,801 SF office space with a combination of private offices and open workspace.; Configured into three distinct areas with 3 separate entrances, ideal for owner‑user or investor.
