THE PARCELS
The offering consists of three contiguous parcels held at the corner of NW 17th Avenue and NW 46th Street:
• 4510 NW 17th Avenue — Folio 01-3122-047-0350
• 4526 NW 17th Avenue — Folio 01-3122-047-0340
• 4530 NW 17th Avenue — Folio 01-3122-047-0330
Combined area is ±21,271 SF per the signed ALTA/NSPS Land Title Survey. The parcels are contiguous with no gaps, gores, or hiatus, and are offered together as a single transaction. The site has frontage on both NW 17th Avenue and NW 46th Street. Full legal descriptions are provided in the data room.
The parcels are improved with one-story structures and surface paving. A demolition permit has been approved.
ZONING
Base zoning is T5-O (Urban Center Transect Zone, Open) under the Miami 21 Code. T5-O permits multifamily residential, mixed-use, and neighborhood-scale commercial development at a base density of 65 units per acre. Per the zoning note on the ALTA survey, setbacks are 10 ft. minimum at the front and street side and 0 ft. minimum at the side and rear, with a building height of 2 stories minimum and 5 stories maximum.
LIVE LOCAL ACT
The site is eligible for development under Florida's Live Local Act. A qualifying project that reserves at least 40% of its units for households earning at or below 120% of Area Median Income for a 30-year term may access additional density and height beyond base zoning, and is entitled to administrative approval without rezoning, comprehensive plan amendment, or discretionary board review, provided the project satisfies all statutory eligibility criteria.
The Act has been amended in each legislative session since its adoption, most recently in 2026, with amendments generally expanding the incentives available to qualifying projects. Buyers should confirm current statutory requirements and the specific entitlements available at this site with qualified land use counsel.
The conceptual study's zoning analysis identifies T6-8 as the tallest zoning classification it found within one mile of the site, which the study reads as supporting height beyond its seven-story concept under the Act. This is the consultant's analysis, not a determination by the City, and should be independently verified.
CONCEPTUAL DEVELOPMENT PROGRAM
A conceptual architectural feasibility study has been completed for the site. The study describes:
• Approximately 96,500 gross square feet total
• Approximately 50,000 SF of residential area on the upper floors
• Approximately 8,000 SF of ground-floor flex commercial fronting NW 17th Avenue
• An integrated multi-level structured parking podium with approximately 110 spaces
• Approximately 60 two- and three-bedroom units
• Seven stories, held below the 75-foot high-rise threshold
The study notes that the seven-story configuration was chosen deliberately, holding the building below 75 feet to avoid the additional life-safety requirements, building systems complexity, and construction costs associated with high-rise construction.
The ground-floor commercial component is planned as flexible space suitable for neighborhood-serving uses including retail, professional office, medical, educational, wellness, and community services.
The study states that final parking counts, unit mix, residential yield, and commercial programming remain subject to design development, market positioning, permitting requirements, and final Live Local implementation strategy. The program described above is conceptual and is not an approval.
At the asking price of $1,950,000, the conceptual program equates to approximately $20 per gross buildable square foot.
COMPLETED REPORTS
• Phase I Environmental Site Assessment — seller reports clean; report available in the data room
• Demolition permit — seller reports approved; documentation available in the data room
• ALTA/NSPS Land Title Survey — signed and sealed
• Boundary and topographic surveys — updated
• Conceptual architectural feasibility study with Miami 21 zoning analysis
A buyer is positioned to move into design development and a Live Local submittal without commissioning these reports from scratch.
SITE CONDITIONS
Per the ALTA/NSPS Land Title Survey:
• Flood Zone X, Community Panel 120650/0303; base flood elevation listed as n/a
• No observed delineated wetland areas
• No observed evidence of use as a solid waste dump, sump, or sanitary landfill
• Water, sewer, electrical, telephone, and cable provided along the adjacent rights-of-way; no evidence of a gas line observed
• Direct physical access to adjacent public dedicated right-of-way
Underground utilities are not depicted on the survey. Buyers should contact the appropriate authorities prior to any design work or construction.
LOCATION
NW 17th Avenue is a primary north-south corridor served by multiple Miami-Dade Metrobus routes. The site is approximately 5 minutes from the Health District and Civic Center, 5 to 7 minutes from Miami International Airport, and 10 to 12 minutes from Downtown Miami, Brickell, Wynwood, and the Design District. The Earlington Heights Metrorail Station is approximately 0.9 miles away, and the site has access to I-95, SR-836, and the Airport Expressway.
OPPORTUNITY ZONE
The site is located within a census tract designated under the original Opportunity Zone program. Investors should note that the original program's deferral and basis step-up benefits do not apply to capital deployed during 2026, and that new designations under the OBBBA framework take effect January 1, 2027. Buyers pursuing an Opportunity Zone structure should coordinate timing with their tax counsel.
OFFERED AT
$1,950,000. Offering memorandum and full diligence package available upon execution of a confidentiality agreement.
All information is from sources deemed reliable but is not guaranteed. Buyers should independently verify all information, measurements, entitlements, and permitted uses.
Irving Diaz
Diaz Commercial, PLLC
