Spacious Retail/Warehouse/Office
For Sale
Contact for pricing
16525 NW 27th Ave, Miami Gardens, FL 33054
8253 SF retail/warehouse/office space with high ceilings.
Property Size8,253 SF
Price / SF$351.39
Days on Market773
Property Features for 16525 NW 27th Ave
General Information
Standard status
Active
Size
8,253 SF
Class
B
Property subtype
Retail
Zoning
6500 - COMMERCIAL -
Lease Type
NNN
Building Details
Year Built
1960
Year Renovated
2012
Buildings
1
Stories
1
Units
1
Listing Agency:
Realty Hub
(786) 703-1731
Listed By:
Alan Waserstein · License #0438224
Source:
Crexi
Added: Jul 18, 2024
Changed: Aug 26
Last Checked: Aug 29 at 4:05PM
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 8253 square foot space, formerly a Family Dollar, offers an open layout with a stock room of approximately 1000 square feet, two ADA restrooms, and a manager's office. The property features parking at the front and rear of the store. Situated on a corner location, it provides access from both 165th Street and 27th Avenue, facilitating easy delivery for 18-wheelers. The space is suitable for retail, showroom, warehouse, or office use. It features high ceilings, street and building signage, and is located with easy access to the Palmetto Expressway and other major highways. The property benefits from high car traffic.
Key Highlights
- High‑traffic corner location with access from two streets (165th Street and 27th Ave).
- Large, open 8200 sq ft space suitable for retail, showroom, warehouse, or office.
- Ample parking in both front and rear of the store.
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
$125,201
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
4.32%
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%
$2,504,020
$2.5M
Cap Rate 7%
$1,788,586
$1.8M
Cap Rate 9%
$1,391,122
$1.4M
Market Conditions
NOI Build-Up for 8,253 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
$212.9K $25.80/SF
− Vacancy
−$46.0K −$5.57/SF
EGI
$166.9K $20.23/SF
− OpEx
−$41.7K −$5.06/SF
NOI
$125.2K $15.17/SF
Area
Miami Gardens, FL
Vacancy
21.60%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
25.00%
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%
$2,504,020
Cap Rate 7%
$1,788,586
Cap Rate 9%
$1,391,122
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,201 @ 7.0% cap · market cap 4.32%
Second Best
Warehouse
$1.74M
$1.52M – $2.03M
NOI $121,713 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $171,992 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Explore this area
Business Placement
Demographics for 33054, FL
30,352
Population
10,263
Households
3
Avg Household Size
37
Median Age
10%
College-Educated
75%
High-School Grad
8.4 sq mi
ZIP Area
3,613
Density / Sq Mi
$42,779
Median Household Income
$31,147
Median Earnings
$1,346
Median Rent
$291,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 8253 SF retail/warehouse/office space with high ceilings.
Where is this retail space located?
The property is located at 16525 NW 27th Ave Miami Gardens, FL.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: High‑traffic corner location with access from two streets (165th Street and 27th Ave).; Large, open 8200 sq ft space suitable for retail, showroom, warehouse, or office.; Ample parking in both front and rear of the store.
