Modern Office/Warehouse Near
For Sale
$3,100,000
7620 NW 25th St 4, Miami, FL 33122
Air-conditioned office/warehouse with modern office build-out and efficient loading.
Property Size7,247 SF
Price / SF$427.76
Days on Market113
Property Features for 7620 NW 25th St 4
General Information
Standard status
Active
Size
7,247 SF
Property subtype
Industrial
Building Details
Year Built
1995
Listing Agency:
MIAMI COMMERCIAL REAL ESTATE, LLC.
(305) 807-5220
Listed By:
Lissette Gonzalez Torres · License #A12042734
(305) 807-5220
Source:
Elliman
Added: Apr 24
Changed: Jul 10
Last Checked: Aug 13 at 10:01AM
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 fully air-conditioned office/warehouse offers a total of 7,247 square feet. It features a modern, approximately 2,894 square foot two-story office build-out constructed with shipping containers. The office area includes a reception area, a conference room, and glass walls that overlook the warehouse space. The warehouse itself has 24-foot clear ceilings and energy-efficient LED lighting. At the rear of the warehouse, there is a double loading door with one recessed dock-high platform and a ramp, facilitating efficient loading operations. The property benefits from abundant unassigned parking. The property is strategically located at Palmetto Expressway and NW 25th Street, approximately one mile west of Miami International Airport’s cargo area. The versatile layout is suitable for a range of users, including fulfillment centers, media production companies, and growing startups. The unit may be purchased individually or combined with the adjacent 6,110 square foot warehouse, totaling 13,357 square feet. Located within Miami Airport Center, in the heart of Miami-Dade’s most active industrial market, the property offers exceptional flexibility and features designed to support long-term business growth. The location has a bike score of 45, indicating it is somewhat bikeable, a walk score of 66, indicating it is somewhat walkable, and a transit score of 40, indicating some transit options are available.
Key Highlights
- Strategic location near Palmetto Expressway and Miami International Airport's cargo area.
- Modern ±2,894 SF two‑story office build‑out constructed with shipping containers, including reception area, conference room, and glass walls overlooking the warehouse.
- 7,247 SF total space: office/warehouse with versatile layout suitable for various users.
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
$207,898
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
6.71%
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%
$4,157,960
$4.2M
Cap Rate 7%
$2,969,971
$3.0M
Cap Rate 9%
$2,309,978
$2.3M
Market Conditions
NOI Build-Up for 7,247 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
$326.1K $45.00/SF
− Vacancy
−$48.9K −$6.75/SF
EGI
$277.2K $38.25/SF
− OpEx
−$69.3K −$9.56/SF
NOI
$207.9K $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%
$4,157,960
Cap Rate 7%
$2,969,971
Cap Rate 9%
$2,309,978
Alternative Uses
Best Use
Office B
$2.97M
$2.60M – $3.46M
NOI $207,898 @ 7.0% cap · market cap 6.71%
Second Best
Warehouse
$1.69M
$1.48M – $1.97M
NOI $118,224 @ 7.0% cap · market cap 3.81%
Theoretical Best
Specialty Retail
$4.89M
$4.28M – $5.71M
NOI $342,424 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,394
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 Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned office/warehouse with modern office build-out and efficient loading.
Where is this flex space located?
The property is located at 7620 NW 25th St 4 Miami, FL.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Strategic location near Palmetto Expressway and Miami International Airport's cargo area.; Modern ±2,894 SF two‑story office build‑out constructed with shipping containers, including reception area, conference room, and glass walls overlooking the warehouse.; 7,247 SF total space: office/warehouse with versatile layout suitable for various users.
