Air-Conditioned Flex
For Sale
$3,100,000
7620 NW 25th St Unit 4, Miami, FL 33122
Contemporary office improvements connect directly to a functional warehouse with loading infrastructure and flexible workspace features.
Property Size7,247 SF
Price / SF$427.76
Days on Market53
Property Features for 7620 NW 25th St Unit 4
General Information
Standard status
Active
Size
7,247 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
24 ft
Office Build-Out
2,894 SF
Dock-High Doors
1
Conditioned Warehouse
Yes
Building Details
Year Built
1995
Building Size
7,247 SF
Listing Agency:
Miami Commercial Real Estate, LLC.
(786) 273-1380
Listed By:
Lissette Gonzalez Torres · License #A12042713
Source:
Thepennteam
Added: Jul 10
Changed: Aug 30
Last Checked: Aug 30 at 6:57PM
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 7,247 SF flex property combines a fully air-conditioned office and warehouse configuration. The approximately 2,894 SF two-story office build-out includes reception, a conference room, and glass walls with views into the warehouse. Warehouse improvements include 24-foot clear ceilings, LED lighting, and a rear double loading door served by one recessed dock-high platform and a ramp. Abundant unassigned parking is also provided.
The property is located within Miami Airport Center at Palmetto Expressway and NW 25th Street, approximately one mile west of Miami International Airport’s cargo area. Its stated user applications include fulfillment operations, media production companies, and growing startups. The building was constructed in 1995.
The property is located within Miami Airport Center at Palmetto Expressway and NW 25th Street, approximately one mile west of Miami International Airport’s cargo area. Its stated user applications include fulfillment operations, media production companies, and growing startups. The building was constructed in 1995.
Key Highlights
- 7,247 SF fully air‑conditioned flex property
- Approximately ±2,894 SF two‑story office build‑out with reception and conference room
- Warehouse features 24‑foot clear ceilings and energy‑efficient LED lighting
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
Lease Details
24 ft
Clear height
1
Dock-high doors
Yes
Highway access
Yes
Paved road access
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 - Contemporary office improvements connect directly to a functional warehouse with loading infrastructure and flexible workspace features.
Where is this flex space located?
The property is located at 7620 NW 25th St Unit 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: 7,247 SF fully air‑conditioned flex property; Approximately ±2,894 SF two‑story office build‑out with reception and conference room; Warehouse features 24‑foot clear ceilings and energy‑efficient LED lighting
