Warehouse Property with Road
For Sale
$2,699,000
8085 98th Street, Hialeah Gardens, FL 33016
Warehouse asset supporting logistics, service businesses, and contractor operations near two major regional routes.
Property Size5,200 SF
Lot Size0.23 Acres
Price / SF$531.72
Days on Market142
Property Features for 8085 98th Street
General Information
Standard status
Active
Size
5,200 SF
Lot size
0.23 Acres
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Clear Height
15 ft
Taxes and HOA fees
Annual Taxes
$18,000
Amenities
3
Building Details
Year Built
1977
Building Size
5,200 SF
Listing Agency:
Realty Hub
(425) 233-1891
Listed By:
Nais Baruch
(425) 233-1891
Source:
Xome
Added: Mar 29
Changed: Aug 16
Last Checked: Aug 16 at 6:42AM
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 Realty Hub
Investment Insights
Based on property information with market context.
This warehouse property includes two warehouse areas and approximately 15-foot clear height. The improvements date to 1977, and the site measures approximately 10,200 SF, or 0.23 acres. The property is positioned outside the Wellfield Protection Area.
Located in Hialeah Gardens, the asset has immediate access to Okeechobee Road and the Palmetto Expressway. Its industrial-corridor setting supports logistics, service-based businesses, and contractor operations. Showings require advance scheduling with the listing agent.
Located in Hialeah Gardens, the asset has immediate access to Okeechobee Road and the Palmetto Expressway. Its industrial-corridor setting supports logistics, service-based businesses, and contractor operations. Showings require advance scheduling with the listing agent.
Key Highlights
- Approximately 10,200 SF lot, equivalent to approximately 0.23 Acres
- Approximately 15' clear height
- Two warehouse areas within the property
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
$111,652
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
4.14%
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%
$2,233,040
$2.2M
Cap Rate 7%
$1,595,029
$1.6M
Cap Rate 9%
$1,240,578
$1.2M
Market Conditions
NOI Build-Up for 5,076 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
$182.7K $36.00/SF
− Vacancy
−$11.0K −$2.16/SF
EGI
$171.8K $33.84/SF
− OpEx
−$60.1K −$11.84/SF
NOI
$111.7K $22.00/SF
Area
Miami-Dade County, FL
Vacancy
6.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,233,040
Cap Rate 7%
$1,595,029
Cap Rate 9%
$1,240,578
Alternative Uses
Best Use
Flex RnD
$1.60M
$1.40M – $1.86M
NOI $111,652 @ 7.0% cap · market cap 4.14%
Second Best
Warehouse
$950.6K
$831.8K – $1.11M
NOI $66,541 @ 7.0% cap · market cap 2.47%
Theoretical Best
Office A
$2.58M
$2.25M – $3.00M
NOI $180,269 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,513
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse asset supporting logistics, service businesses, and contractor operations near two major regional routes.
Where is this warehouse located?
The property is located at 8085 98th Street Hialeah Gardens, FL.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: Approximately 10,200 SF lot, equivalent to approximately 0.23 Acres; Approximately 15' clear height; Two warehouse areas within the property
