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    20811 Dixie Hwy Miami, FL 33189

    Sponsored
    For Sale
    $3,000,000

    High-growth retail & industrial investment

    Property size:
    12,000 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    404
    This exceptional South Florida beauty supply business, established in 1996 and operating from a prime Cutler Bay location for the past five years, presents a lucrative investment opportunity. The 12,000 square foot, Class A property includes a storefront and warehouse space, boasting a single-tenant, net lease with six years remaining on a ten-year term, renewable for an additional ten years. The property features 50 parking spaces, one loading dock with a dock-high door, and a 25-foot ceiling height. The business generates a substantial NOI of $780,000 (pro-forma $700,000), resulting in a compelling cap rate of 26% (pro-forma 23.33%). Monthly sales range from $115,000 to $180,000-$190,000, with a net cash flow of approximately $360,000 annually. The asking price is $3,000,000, including approximately $1.5 million in inventory and $200,000 in store fixtures. The business benefits from a strong online presence, exclusive contracts with premium brands, and a strategic location across from a major development project, the Southplace City Center, which is expected to significantly increase foot traffic. Neighboring businesses include DD's Discounts, Crunch Gym, Publix, and Party City. The property includes three air conditioning units (two 20-ton and one 10-ton). Serious inquiries only

    Property Features for 20811 Dixie Hwy

    General Information

    Property type
    Individual retail properties
    Square Feet
    12,000 SF
    Class
    A

    Building Details

    Year Built/Renovated
    1993/5
    Buildings
    1
    Stories
    1
    Units
    1

    We can help!

    Listing Contact
    Carolina Bustillos
    Carolina Bustillos

    Learn more

    Property Insight Report

    HighLights

    • Established beauty supply business in prime Cutler Bay location.
    • 12,000 SF Class A building with storefront and warehouse space; single‑tenant, net lease with six years remaining (ten‑year term, renewable).
    • Strong financials: $780,000 NOI (pro‑forma $700,000), 26% cap rate (pro‑forma 23.33%), $115,000-$190,000 monthly sales, $360,000 annual net cash flow.
    • $3,000,000 asking price, including $1.5M inventory and $200,000 in fixtures.
    • Excellent location across from Southplace City Center (major development with 5,000 residential units and 500,000 SF of retail); strong neighboring businesses (DD's Discounts, Crunch Gym, Publix, Party City).
    • Property features: 50+ parking spaces, one loading dock, 25‑foot ceilings, three AC units (two 20‑ton, one 10‑ton).
    Property Profile Location Intelligence

    Current Use by Public Records

    L&Y BEAUTY STUDIO Beauty Salon Beauty EXPO ‘The Hair, ... Cosmetics Store

    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
    -80.373479
    Latitude
    25.572356

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    FAQs

    What type of property is this?
    Individual retail property - High-growth retail & industrial investment
    Where is this individual retail property located?
    The property is located at 20811 Dixie Hwy Miami, FL.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: Established beauty supply business in prime Cutler Bay location.; 12,000 SF Class A building with storefront and warehouse space; single-tenant, net lease with six years remaining (ten-year term, renewable).; Strong financials: $780,000 NOI (pro-forma $700,000), 26% cap rate (pro-forma 23.33%), $115,000-$190,000 monthly sales, $360,000 annual net cash flow.
    Request Owner's contact information
    20811 Dixie Hwy Miami, FL 33189
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    Miami, FL 33189
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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
    20811 Dixie Hwy Miami, FL 33189
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    We can help!
    Listing Contact
    Carolina Bustillos
    Carolina Bustillos
    Real Estate License ID: 3315519
    Learn more
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