Unimproved Industrial Land
For Sale
$3,250,000
Pending
8015 NW 98th Street, Hialeah Gardens, FL 33016
Unimproved industrial land assemblage includes a 10,069 SF warehouse and paved lots with public water and sewer access.
Property Size10,069 SF
Lot Size0.69 Acres
Days on Market64
Property Features for 8015 NW 98th Street
General Information
Standard status
Pending
Size
10,069 SF
Lot size
0.69 Acres
Property subtype
Land
Zoning
6600
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$25,816
Listing Agency:
Keller Williams Eagle Realty
Listed By:
Luisa Ocampo
(305) 205-5125
Source:
Laerrealty
Added: Jul 6
Changed: Aug 8
Last Checked: Jul 23 at 3:33AM
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 Keller Williams Eagle Realty
Investment Insights
Based on property information with market context.
This three-folio assemblage is offered strictly as unimproved land for redevelopment, with existing structure value secondary to the site. The offering includes one 10,069 SF warehouse and two paved lots, totaling approximately 0.69 acres.
The property is located along NW 98 Street in Hialeah Gardens, in a B3 Commercial Liberal zoning classification comparable to Miami-Dade industrial districts IU1 and IN1 under county code.
Public water and sewer access are available, and the seller notes the existing warehouse is conveyed strictly as land value for redevelopment, with no representations made regarding its condition. The sale is portfolio-only and not available separately by folio.
The property is located along NW 98 Street in Hialeah Gardens, in a B3 Commercial Liberal zoning classification comparable to Miami-Dade industrial districts IU1 and IN1 under county code.
Public water and sewer access are available, and the seller notes the existing warehouse is conveyed strictly as land value for redevelopment, with no representations made regarding its condition. The sale is portfolio-only and not available separately by folio.
Key Highlights
- Three‑folio unimproved industrial land assemblage totaling approx. 0.69 AC (30,263 SF) along NW 98 Street in Hialeah Gardens
- Includes one 10,069 SF warehouse plus two paved lots (2730030090080, 2730030090085, 2730030090090)
- B3 Commercial Liberal zoning comparable to Miami‑Dade IU1 and IN1 industrial districts
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
$131,995
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
4.06%
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%
$2,639,900
$2.6M
Cap Rate 7%
$1,885,643
$1.9M
Cap Rate 9%
$1,466,611
$1.5M
Market Conditions
NOI Build-Up for 10,069 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
$164.3K $16.32/SF
− Vacancy
−$9.0K −$0.90/SF
EGI
$155.3K $15.42/SF
− OpEx
−$23.3K −$2.31/SF
NOI
$132.0K $13.11/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
15.00%
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%
$2,639,900
Cap Rate 7%
$1,885,643
Cap Rate 9%
$1,466,611
Alternative Uses
Best Use
Warehouse
$1.89M
$1.65M – $2.20M
NOI $131,995 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.11M
$4.47M – $5.96M
NOI $357,590 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33016, FL
45,714
Population
16,158
Households
2.8
Avg Household Size
43
Median Age
28%
College-Educated
83%
High-School Grad
4.2 sq mi
ZIP Area
10,884
Density / Sq Mi
$56,633
Median Household Income
$33,069
Median Earnings
$1,753
Median Rent
$295,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Unimproved industrial land assemblage includes a 10,069 SF warehouse and paved lots with public water and sewer access.
Where is this warehouse located?
The property is located at 8015 NW 98th Street Hialeah Gardens, FL.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Three‑folio unimproved industrial land assemblage totaling approx. 0.69 AC (30,263 SF) along NW 98 Street in Hialeah Gardens; Includes one 10,069 SF warehouse plus two paved lots (2730030090080, 2730030090085, 2730030090090); B3 Commercial Liberal zoning comparable to Miami‑Dade IU1 and IN1 industrial districts
