10840 NW 22 St
Ownership and recorded sale history
What has actually traded in Sweetwater / NW 25th Street
Recorded transactions for retail properties in the NW 25th Street and NW 108th Avenue corridor, narrowed to the buildings closest to this one in size and age.
Reading this against the corridor
The county assesses this building at $244/SF. Recorded sales of retail properties in Sweetwater / NW 25th Street since 2021 have a median of $505/SF, across a range of $121/SF to $624/SF.
Across those 8 recorded sales, the median sale price came in at 1.22× 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.
Built in 2008, it is older than the 2020 median vintage of what has been trading nearby — typically a repositioning, capital-expenditure or redevelopment conversation rather than a straight comparison.
By footprint it sits in roughly the 88th percentile of retail properties that have traded in this corridor — 3 of the 26 recorded sales were of larger buildings.
The assessment works out 52% below 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 3.8× the building footprint — 14,000 SF of land under 3,649 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 |
|---|---|---|---|---|---|
1695 NW 110 Ave 100 | 4,280 | 2020 | 2025 | $2,575,000 | $602 |
1695 NW 110 Ave 102 | 2,260 | 2020 | 2025 | $1,300,000 | $575 |
1790 NW 107 Ave | 5,359 | 2019 | 2024 | $3,342,300 | $624 |
1695 NW 110 Ave 104 + 1 more parcel | 4,360 | 2020 | 2024 | $2,150,000 | $493 |
1695 NW 110 Ave 106 | 2,480 | 2020 | 2024 | $1,200,000 | $484 |
10890 NW 17 St 103 + 3 more parcels | 2,668 | 2021 | 2022 | $460,000 | $172 |
10890 NW 17 St 105 + 4 more parcels | 3,335 | 2021 | 2022 | $403,300 | $121 |
1695 NW 110 Ave 107 | 3,000 | 2020 | 2021 | $1,548,000 | $516 |
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 2530310011370." 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.