449 E Okeechobee Rd
Ownership and recorded sale history
What has actually traded in East Hialeah / Palm Avenue
Recorded transactions for industrial properties in the East Hialeah blocks around Palm Avenue and West 28th Street, narrowed to the buildings closest to this one in size and age.
Reading this against the corridor
The county assesses this building at $536/SF. Recorded sales of industrial properties in East Hialeah / Palm Avenue since 2021 have a median of $182/SF, across a range of $79/SF to $540/SF.
Across those 8 recorded sales, the median sale price came in at 1.17× the county assessed value. Assessed values are set for taxation and are reset on their own schedule, so they routinely sit apart from transaction prices — in either direction.
By footprint it sits in roughly the 5th percentile of industrial properties that have traded in this corridor — 56 of the 59 recorded sales were of larger buildings.
The assessment works out 194% above the median price per square foot of the comparable sales shown below. That is an arithmetic comparison of a tax figure against transaction prices, not a statement about what this building would sell for.
The lot runs 7.7× the building footprint — 13,500 SF of land under 1,752 SF of structure. Ratios that wide are usually where expansion or redevelopment questions start.
What this means for this building depends on what no public record contains — the leases, the condition, the rent roll.
Recorded sales of comparable size and vintage
| Property | Size | Built | Sold | Price | Per SF |
|---|---|---|---|---|---|
920 W 19 St | 3,364 | 1968 | 2025 | $850,000 | $253 |
2160 W 10 Ave 29 | 2,730 | 1973 | 2024 | $450,000 | $165 |
2425 W 3 Ct | 3,104 | 1952 | 2023 | $1,675,000 | $540 |
2741 W 3 Ct | 3,300 | 1952 | 2023 | $599,000 | $182 |
675 W 26 St 675 | 1,799 | 1962 | 2022 | $330,000 | $183 |
472 SE 10 Ct | 2,000 | 1959 | 2021 | $403,000 | $202 |
285 W 21 St | 2,700 | 1965 | 2021 | $315,000 | $117 |
1024 W 23 St 15 | 1,520 | 1973 | 2021 | $120,000 | $79 |
Important Disclosures
Not a listing. The property described on this page is not listed for sale or lease by Justin Crow or Mattis Advisors. Justin Crow has no listing authority for this property and does not represent the owner unless explicitly engaged in a written agreement.
Not an appraisal. Nothing on this page constitutes an appraisal, a Broker's Opinion of Value, or a Broker Price Opinion under Florida Statute 475.612. The submarket benchmarks shown are general market observations and are not specific opinions of value for this property.
Public records. All property data is sourced from the Miami-Dade County Property Appraiser's public records and is reproduced here for informational purposes. Property data may be inaccurate or out of date. Justin Crow makes no warranty as to the accuracy or completeness of any information on this page.
Owner opt-out. If you are the owner of this property and would prefer this page be removed, please email justin@mattisadvisors.com with the subject "Opt-out — Folio 0431200051260." We will remove the page within 24 hours of receipt, no questions asked.
About. Justin Crow is a Florida-licensed real estate associate operating under Mattis Advisors. Brokerage activity is conducted through Mattis Advisors.