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Clear View Center 17325 NW 27th Ave 21,387 SF 100% Leased Office Building Miami Gardens, FL 33056 $9,519,484 CAD ($445.11 CAD/SF) 7.20% Cap Rate
Investment Highlights
- The investment presents a unique opportunity to own a mixed-use building with small spaces that can easily be rented out to in a rapidly growing neigh
- New LED lighting
- Annual rent escalations providing strong rent growth for a potential buyer
- 100% occupied
- Triple net leases
- Upside potential by adjusting rents through multiple short-term leases
Executive Summary
-The property is located on an excellent location near the Miami Dade and Broward County line.
-Located on 27th Avenue corridor 1.6 miles to Hard Rock Stadium; a world class hub for major sporting and entertainment events, including Miami Dolphins games, Miami Hurricane football, major concerts, Formula 1 racing and the Miami Open Tennis tournament.
-Less than a mile north of the Palmetto Expressway (SR 826) and about 2 miles south of the Florida Turnpike.
-43,500 vehicles per day on 27th Avenue
-Dense population, in excess of 655,000 within 5-mile radius
-Located on 27th Avenue corridor 1.6 miles to Hard Rock Stadium; a world class hub for major sporting and entertainment events, including Miami Dolphins games, Miami Hurricane football, major concerts, Formula 1 racing and the Miami Open Tennis tournament.
-Less than a mile north of the Palmetto Expressway (SR 826) and about 2 miles south of the Florida Turnpike.
-43,500 vehicles per day on 27th Avenue
-Dense population, in excess of 655,000 within 5-mile radius
Financial Summary (Actual - 2025) |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$799,982
|
$37.41
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$799,982
|
$37.41
|
| Taxes |
$80,029
|
$3.74
|
| Operating Expenses |
$50,892
|
$2.38
|
| Total Expenses |
$130,921
|
$6.12
|
| Net Operating Income |
$669,061
|
$31.28
|
Financial Summary (Actual - 2025)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $799,982 |
| Annual Per SF | $37.41 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $799,982 |
| Annual Per SF | $37.41 |
| Taxes (CAD) | |
|---|---|
| Annual | $80,029 |
| Annual Per SF | $3.74 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $50,892 |
| Annual Per SF | $2.38 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $130,921 |
| Annual Per SF | $6.12 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $669,061 |
| Annual Per SF | $31.28 |
Property Facts
Sale Type
Investment
Property Type
Office
Property Subtype
Building Size
21,387 SF
Building Class
B
Year Built/Renovated
1989/2010
Price
$9,519,484 CAD
Price Per SF
$445.11 CAD
Cap Rate
7.20%
NOI
$685,403 CAD
Percent Leased
100%
Tenancy
Multiple
Building Height
2 Stories
Typical Floor Size
10,693 SF
Building FAR
0.55
Lot Size
0.90 AC
Zoning
BU-1A, County - Limited Business Use
Parking
80 Spaces (3.74 Spaces per 1,000 SF Leased)
Amenities
- Restaurant
- Signage
- Wheelchair Accessible
- Air Conditioning
Major Tenants
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease End
- Estrella Insurance
- Finance and Insurance
- -
- -
- -
- G.C.F. Dental & Medical Management, Inc.
- Health Care and Social Assistance
- -
- -
- -
- Medical clinic
- -
- -
- -
- -
- Medical office
- -
- -
- -
- -
- Medical Offices
- Health Care and Social Assistance
- -
- -
- -
- Salon Suite Concept
- Professional, Scientific, and Technical Services
- -
- -
- -
| Tenant | Industry | SF Occupied | Rent/SF | Lease End | ||
| Estrella Insurance | Finance and Insurance | - | - | - | ||
| G.C.F. Dental & Medical Management, Inc. | Health Care and Social Assistance | - | - | - | ||
| Medical clinic | - | - | - | - | ||
| Medical office | - | - | - | - | ||
| Medical Offices | Health Care and Social Assistance | - | - | - | ||
| Salon Suite Concept | Professional, Scientific, and Technical Services | - | - | - |
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Fairly walkable
50/100
Exceptionally drivable
90/100
Limited public transit
30/100
Somewhat bikeable
30/100
Property Taxes
| Parcel Number | 34-2110-011-1390 | Total Assessment | $3,753,000 CAD |
| Land Assessment | $2,179,742 CAD | Annual Taxes | $80,029 CAD ($3.74 CAD/SF) |
| Improvements Assessment | $1,573,258 CAD | Tax Year | 2025 |
Property Taxes
Parcel Number
34-2110-011-1390
Land Assessment
$2,179,742 CAD
Improvements Assessment
$1,573,258 CAD
Total Assessment
$3,753,000 CAD
Annual Taxes
$80,029 CAD ($3.74 CAD/SF)
Tax Year
2025
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Clear View Center | 17325 NW 27th Ave
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