Little Havana Land Assemblage
2554 & 2560 SW 8th St and 2551 SW 9th St | Miami, FL 33135
A rare three-parcel assemblage on Calle Ocho, one of Miami's most storied commercial corridors, directly across from Miami Dade College's Padrón Campus. By-right entitlements nearly in hand. Legislative upside still ahead.
A Corridor Opportunity with Entitlement
Progress Already Banked
This assemblage stands apart from typical multi-parcel deals in one critical way: all three lots were acquired together and have remained under common ownership ever since. That means no hold-out risk, no protracted negotiation across multiple sellers, and no title fragmentation. The assembly friction that consumes time and capital in comparable deals simply does not exist here.
The site comes with a by-right development plan for 37 residential units plus approximately 2,500 SF of combinable ground-floor retail, reported nearly approved, giving a buyer a materially shorter runway to breaking ground than a raw land position would require. On top of that baseline, a pending City of Miami ordinance targeting co-living uses near accredited colleges and universities would open the door to an alternative concept featuring 27 apartments comprising 99 co-living bedrooms on the same footprint.
That legislative catalyst, scheduled for second reading Q4 of 2026, has the potential to meaningfully reframe the site's unit economics. At $3,500,000, this offering is priced within the corridor's comparable land sale range with real upside still ahead of it.
Offered At
$3,500,000
Total Land Area
20,600 SF / 0.473 AC
By-Right Yield
37 Residential Units
Legislative Upside
Up to 99 Co-Living Bedrooms
SF Under A/C
43,661 SF total by-right building program
Flood Zone
Zone X: not in a Special Flood Hazard Area
Three Contiguous Parcels, One Buildable Footprint
The assemblage totals 20,600 SF (0.473 AC) across three contiguous and adjacent parcels, all under single ownership. Two parcels carry low-rise mixed-use structures; the third is vacant land — ready to build. The site's value is driven by its assembled land and redevelopment potential.
2554 SW 8th St
±5,816 SF mixed-use building, built 1928. Zoned T6-8-O (Urban Core, Open — up to 8 stories).
2560 SW 8th St
±2,040 SF mixed-use building, built 1928/1993. Zoned T6-8-O (Urban Core, Open — up to 8 stories).
2551 SW 9th St
Vacant land parcel. Zoned T4-R (General Urban, Restricted). Ready-to-develop condition.
Prime Calle Ocho Frontage At the Heart of Little Havana
The property fronts SW 8th Street — Calle Ocho — Little Havana's primary commercial spine and one of Miami's most recognized urban corridors. Directly across the street sits Miami Dade College's Padrón Campus, one of the largest community college campuses in the nation, generating consistent daily foot traffic from thousands of students, faculty, and staff.
The surrounding trade area is dense, established, and accelerating. Within one mile, over 42,000 residents create an immediate consumer base. The three-mile ring reaches more than 334,000 people, with population projected to grow between 5.6% and 7.5% through 2030 — a growth rate that outpaces many Miami submarkets. Corridor visibility, institutional foot traffic, and a rapidly expanding residential base combine to create a compelling demand environment for any redevelopment.
Population Growth 2025–30
1-Mile: 5.64% | 3-Mile: 7.47%
Daily Traffic Volume (AADT)
Demographics Snapshot
What's on the Ground Today
The assemblage combines two improved parcels and one vacant lot into a single, contiguous buildable footprint along Calle Ocho. The two improved structures — a ±5,816 SF mixed-use building at 2554 SW 8th St and a ±2,040 SF mixed-use building at 2560 SW 8th St — are both low-rise, dating to 1928 and 1928/1993 respectively. Their condition is consistent with their vintage and reflected in the site's pricing.
The vacant parcel at 2551 SW 9th St adds a ready-to-develop component that enhances the overall footprint without any demolition required. The site's value is driven by its assembled land and entitlement progress. A broker exterior visual inspection confirmed conditions consistent with site imagery; no interior inspection has been performed. Buyers are advised to complete their own physical due diligence prior to submitting an offer.
Dual Zoning, Broad Permitted Uses and Legislative Upside
By-Right Development Program
The T6-8-O designation covering the SW 8th Street parcels is one of Miami 21's most permissive transect zones — allowing up to eight stories and a broad mix of uses including multifamily residential, hospitality/lodging, medical office, and ground-floor retail. The T4-R parcel on SW 9th Street adds residential depth to the assemblage.
A by-right plan encompassing 37 residential units, ±2,500 SF of combinable ground-floor retail, storage, office space, and a full amenity package totaling approximately 43,661 SF under air conditioning is reported nearly approved — representing meaningful entitlement progress that shortens a buyer's timeline to breaking ground.
Co-Living Legislative Catalyst
A pending City of Miami ordinance would extend by-right co-living use to all properties located within a quarter mile of an accredited college or university. This property, fronting directly across from Miami Dade College's Padrón Campus, falls squarely within that radius.
If adopted at second reading on Q4 of 2026, an alternative concept for 27 apartments comprising 99 co-living bedrooms on the same footprint has already been prepared. This upside scenario is not a condition of the offering and should be independently confirmed with the City of Miami and evaluated against a buyer's own underwriting assumptions.
Priced Within the Comparable Range with Upside Unpriced
Closed land sales in the immediate 33135 submarket and comparably zoned parcels in the surrounding area range roughly up to $238 per square foot. The strongest comps, properties with fully approved or advanced entitlements, trade at the upper end of that range, reflecting the premium the market assigns to reduced execution risk.
At $169.90 per square foot, this offering is positioned above the market's mid-tier transactions and below the top comparable sale, which carried an affordable-housing entitlement path and a materially smaller lot, both factors that command a premium not directly applicable here. The pricing is neither aspirational nor opportunistic; it reflects an honest read of where advanced-entitlement land trades in this corridor.
What is not priced in is the co-living legislative catalyst. If the pending ordinance is adopted on Q4 of 2026, the unit count economics shift materially and a buyer positioned ahead of that vote stands to capture the upside that the current pricing does not yet reflect.
Market Range
Up to $238 / SF (33135 submarket comparables)
This Offering
$169.90 / SF — within range, with upside unpriced
Top Comp Driver
Affordable-housing entitlement + smaller lot — not directly applicable
Seven Reasons This Deal Stands Apart
No Assembly Risk
All three parcels assembled; eliminating the hold-out and title fragmentation risk that defines most multi-parcel land deals.
Entitlements Nearly in Hand
A by-right plan for 37 residential units plus ground-floor retail is reported nearly approved, materially shortening the path from acquisition to groundbreaking.
Legislative Upside Pending
A pending Miami ordinance could unlock up to 99 co-living bedrooms on the same footprint; a unit count transformation scheduled for second reading Q4 of 2026.
Premier Corridor Frontage
Direct frontage on Calle Ocho directly opposite Miami Dade College; one of the neighborhood's largest daily foot-traffic generators, with over 33,000 vehicles passing the site each day.
High-Growth Trade Area
Population within three miles projected to grow 7.47% through 2030, outpacing many Miami submarkets and strengthening residential demand fundamentals.
Low Flood Risk
FEMA Zone X designation, outside any Special Flood Hazard Area, reducing insurance costs and lender scrutiny typically associated with South Florida land sites.
Dual Zoning Flexibility
T6-8-O and T4-R combined support multifamily, hospitality, medical office, and retail; preserving optionality for buyers with different capital stacks or use strategies.
On-Site & Surroundings
Aerial, street-level, and close-proximity views of the assemblage on Calle Ocho, with Miami Dade College's Padrón Campus visible directly across the street.
Contact the Listing Team
Exclusively listed by Avanti Way Commercial. Reach out directly to either listing agent for property tours, underwriting support, or to discuss the offering in detail.
Fernando Arencibia Jr.
Listing Agent
Avanti Way Commercial
📞 Direct: 786-512-3745
Jennifer Wollmann
Listing Agent
Avanti Way Commercial
📞 Direct: 305-776-2792
This Offering Memorandum has been prepared by Avanti Way Commercial solely for use by qualified prospective purchasers evaluating the potential acquisition of the land assemblage at 2554 SW 8th St, 2560 SW 8th St, and 2551 SW 9th St, Miami, FL 33135. The information contained herein has been obtained from sources believed to be reliable but has not been independently verified. Prospective purchasers should conduct their own due diligence, including a physical inspection and review of all zoning, title, and financial matters, prior to submitting an offer. Broker and the owner reserve the right to withdraw the property from the market or reject any offer at any time without notice.
OFFERING MEMORANDUM