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    11115 132Nd Ave Miami, FL 33186

    Sponsored
    For Sale
    $3,080,000

    High-traffic McDonald's; strong ROI.

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    400
    This exceptional investment opportunity presents a single-tenant, absolute NNN ground lease for a McDonald's restaurant located at 11115 SW 132nd Ave, Miami, FL 33186. The property, built in 2015, boasts a 100% occupancy rate since its lease commencement on October 14, 2015, with a remaining lease term of 12 years, expiring October 31, 2036. The lease includes five 5-year renewal options, with 10% rent increases every five years, starting in November 2026. The current annual net operating income (NOI) is $115,500, resulting in a 3.75% cap rate. This free-standing, one-story building features a drive-thru and is situated as an outparcel to a recently renovated Publix-anchored shopping center, also including Chase Bank and CVS. The center benefits from high visibility, with over 9,300 vehicles passing daily. The McDonald's lease is backed by a corporate guarantee, providing investment-grade credit (S&P BBB+). This location is in the West Kendall submarket, a densely populated area of South Florida, with excellent demographics and an average household income exceeding $110,000 within a one-mile radius. The asking price is $3,080,000. The property is less than 23 miles from Downtown Miami, in a state with no income tax. This is a truly exceptional opportunity to acquire a high-performing, low-maintenance investment property with a long-term, secure lease.

    Property Features for 11115 132Nd Ave

    General Information

    Property type
    Restaurants

    Building Details

    Year Built
    2015
    Buildings
    1
    Stories
    1
    Units
    1

    HighLights

    • McDonald's corporate guarantee.
    • Investment‑grade credit tenant (S&P BBB+), a global brand with annual revenue exceeding $129 billion.
    • Absolute NNN ground lease with zero landlord responsibilities; 12 years remaining.
    • High‑visibility location with over 9,300 vehicles per day.
    • Outparcel in a Publix‑anchored center, with other outparcels including Chase Bank and CVS.
    • Recently renovated center, including a complete rebuild of the 47,000‑square‑foot Publix.
    Property Profile Location Intelligence

    Current Use by Public Records

    McDonald's Fast Food Restaurant S&EFixing Glass Doors Corporate Office

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.4073407
    Latitude
    25.6642573

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    FAQs

    What type of property is this?
    Restaurant - High-traffic McDonald's; strong ROI.
    Where is this restaurant located?
    The property is located at 11115 132Nd Ave Miami, FL.
    What is the asking price?
    The asking price for this property is $3,080,000.
    What are key features of this property?
    This property features: McDonald's corporate guarantee.; Investment-grade credit tenant (S&P BBB+), a global brand with annual revenue exceeding $129 billion.; Absolute NNN ground lease with zero landlord responsibilities; 12 years remaining.
    (786) 522-7017
    Request Owner's contact information
    11115 132Nd Ave Miami, FL 33186
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    11115 132Nd Ave Miami, FL 33186
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