Hialeah Gardens Industrial Flex
For Sale
$2,699,000
8085 Nw 98th St, Hialeah Gardens, FL 33186
Industrial flex space in a resilient commercial market.
Property Size5,200 SF
Lot Size0.23 Acres
Price / SF$519.04
Days on Market151
Property Features for 8085 Nw 98th St
General Information
Standard status
Active
Size
5,200 SF
Lot size
0.23 Acres
Taxes and HOA fees
Annual Taxes
$18,000
Listing Agency:
realty hub
(954) 399-0616
Listed By:
Nais Baruch
(954) 399-0616
Source:
Exprealty
Added: Apr 1
Changed: Aug 21
Last Checked: Aug 29 at 2:13PM
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 property is positioned within a strong industrial corridor in Hialeah Gardens, outside the Wellfield Protection Area, which allows for broader industrial uses. It is strategically located within a highly active industrial corridor, benefiting from strong connectivity and accessibility for logistics, service-based businesses, and contractor operations. Immediate access to Okeechobee Road and the Palmetto Expressway is available. The building size is approximately 5,200 square feet, including approximately 2,698 square feet in Warehouse 1 and approximately 2,361 square feet in Warehouse 2. The lot size is approximately 10,200 square feet, or approximately 0.23 acres. The clear height is approximately 15 feet. Hialeah Gardens remains one of the region's most resilient commercial markets, with demand for flex and owner-user product continuing to outpace supply.
Key Highlights
- Located in a strong industrial corridor in Hialeah Gardens with high demand.
- Outside the Wellfield Protection Area, allowing for broader industrial uses.
- Immediate access to Okeechobee Road and the Palmetto Expressway.
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
$83,878
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
3.11%
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%
$1,677,560
$1.7M
Cap Rate 7%
$1,198,257
$1.2M
Cap Rate 9%
$931,978
$932.0K
Market Conditions
NOI Build-Up for 5,200 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
$137.3K $26.40/SF
− Vacancy
−$8.2K −$1.58/SF
EGI
$129.0K $24.82/SF
− OpEx
−$45.2K −$8.69/SF
NOI
$83.9K $16.13/SF
Area
ZIP 33186
Vacancy
6.00%
Lease Rate
$26.40 /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%
$1,677,560
Cap Rate 7%
$1,198,257
Cap Rate 9%
$931,978
Alternative Uses
Best Use
Flex RnD
$1.20M
$1.05M – $1.40M
NOI $83,878 @ 7.0% cap · market cap 3.11%
Second Best
Industrial
$998.0K
$873.3K – $1.16M
NOI $69,860 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$2.84M
$2.48M – $3.31M
NOI $198,771 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33186, FL
69,866
Population
24,397
Households
2.9
Avg Household Size
42
Median Age
36%
College-Educated
91%
High-School Grad
12.4 sq mi
ZIP Area
5,634
Density / Sq Mi
$86,481
Median Household Income
$46,755
Median Earnings
$2,021
Median Rent
$422,300
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?
Flex space - Industrial flex space in a resilient commercial market.
Where is this flex space located?
The property is located at 8085 Nw 98th St 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: Located in a strong industrial corridor in Hialeah Gardens with high demand.; Outside the Wellfield Protection Area, allowing for broader industrial uses.; Immediate access to Okeechobee Road and the Palmetto Expressway.
