713 W Palm Dr - STNL Florida City Educational Campus Immeuble de 30 000 pi² • Spécialité • À vendre 18 989 904 $ CAD • Florida City, FL 33034

GoCommercial presents the exclusive opportunity to acquire a single tenant net leased Florida City Educational Campus, a landmark institutional educational asset at 713 West Palm Drive, Florida City, Florida. The offering consists of a fully stabilized 30,421 SF purpose-built K-8 educational facility coupled with a contiguous 1.47 acre expansion parcel with approved engineered plans for a mirroring facility, providing a path to doubling total campus capacity to 60,000+ SF on a unified 2.94 acre site.

PARCEL STRUCTURE
The offering is comprised of two separate tax folios. Parcel 1 (Folio 16-7825-000-0390) is the income producing 30,421 SF school building, a three story purpose built facility constructed with steel-reinforced concrete floors and walls, hurricane impact glass and doors meeting Miami-Dade HVHZ standards, all steel joists and trusses, and a concrete tile roof over corrugated steel decking. Parcel 2 (Folio 16-7825-000-0400) is the contiguous 1.47-acre expansion site with approved engineered plans for an identical mirroring 30,421 SF facility. The school building may be acquired independently for $10.9MM or together with the expansion parcel as a combined campus assemblage. The expansion parcel is not available for separate purchase.

LEASE & INCOME
The property is subject to an Absolute Triple Net (NNN) lease with Advanced Achievers Academy, a Florida-licensed Title I-eligible private school in continuous occupancy since July 1, 2015. The NNN structure provides a fully passive income stream with zero landlord obligations, offering a 5.23% cap rate at the asking price. Current base rent is $47,503.88 per month ($570,046.53 annually), escalating annually by the greater of 3% or CPI. The initial 15-year term expires June 30, 2030, with one 15-year renewal option at market rate, providing significant upside given current rents of $18.74/SF versus the $30/SF market rate. The tenant has expressed interest in early execution of the renewal option. The lease is personally guaranteed by principals of the tenant entity.
Cap rates referenced in this offering reflect pricing for Parcel 1, the occupied school building, exclusive of the adjacent expansion parcel, which is available separately and represents additional value not reflected in the income-based valuation.

TENANT PROFILE
Advanced Achievers Academy (AAA) is a premier Kindergarten through 8th Grade provider serving South Dade since 2015. Confirmed enrollment of 350 to 365 students places AAA in the top 20% of Florida private schools for student body size and diversity. Published tuition for 2025 to 2026 is $11,900 annually plus $750 in registration fees per student. The Academy has maintained full enrollment throughout its decade of occupancy with no instances of default or missed rental obligations.

GOVERNMENT BACKED REVENUE
A defining credit differentiator is AAA's participation in Florida's universal school choice framework. The school is a primary recipient of Step Up For Students scholarship funds including the Family Empowerment Scholarship (FES EO and FES UA), Gardiner Scholarship, McKay Scholarship, and Florida Tax Credit Scholarship. The State of Florida issues direct, non-cyclical payments to the school on behalf of enrolled students, creating a government-supported revenue stream independent of household economic conditions. Based on confirmed enrollment and average blended scholarship awards of $8,500 to $9,000 per student, the State of Florida provides $3.1M to $3.5M in annual government-sourced gross revenue, representing approximately 5.5x coverage of the current annual base rent.

2030 MARKET RATE RESET
Current rents of approximately $18.74/SF are well below the prevailing market rate of $28 to $35/SF for purpose built NNN educational space in Southern Miami Dade County. The contractual reset to Fair Market Value at the 2030 renewal represents a substantial equity kicker for the buyer regardless of whether the current tenant executes the renewal or a competing operator takes over the campus. Miami-Dade's purpose-built educational space operates at sub 2% vacancy, and national charter and private schools actively seek turnkey campuses to bypass the 24 to 36-month entitlement cycle. Current ownership receives consistent inbound inquiries from competing schools seeking this location.

EXPANSION OPPORTUNITY
Parcel 2 carries approved engineered plans for a mirroring 30,421 SF facility. Site geometry, drainage, and parking ratios are already established. AAA has expressed active expansion interest and currently pays all property taxes on the expansion parcel for overflow use. A buyer may negotiate a Phase II pre-lease with AAA during due diligence, eliminating lease-up risk and unlocking institutional construction financing. Phase II may alternatively be developed as an independent, autonomous, and complementary educational facility, creating a two-tenant educational hub on a single campus.

MARKET & DEMOGRAPHICS
Florida City sits at the heart of Miami-Dade County's most explosive growth corridor. The 1-mile radius surged 17.18% in population from 2020 to 2025 and is projected to grow an additional 9.51% through 2030, approximately nine times the national average. Growth is driven by the adjacent 2.4 million SF Amazon South Dade Distribution Center, Homestead Air Reserve Base (7,200 personnel), and the Florida Keys gateway economy. Median household income within 1 mile is $51,659. The property is located less than 1 mile from Route 1 and the Ronald Reagan Turnpike.

BARRIERS TO ENTRY
Developing a new K12 facility in Miami-Dade County requires 24 to 36 months of zoning, concurrency, and municipal approvals across multiple independent agencies. Institutional use zoning in this corridor is scarce. Construction costs for purpose built educational facilities exceed $450 to $500/SF, placing replacement cost at $13.7M to $15.2M, well above the current acquisition basis of approximately $358/SF.

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