11375 Biscayne Blvd - 4x Rent Coverage Massive Sales EL Car Wash 3,535 SF Specialty Building Offered at $11,365,714 at a 5.25% Cap Rate in Miami, FL 33181

Colliers is pleased to exclusively present El Car Wash Biscayne Miami, a single tenant absolute NNN express car wash investment and one of the highest producing express car wash locations in the United States. The store earns four dollars for every dollar of rent it pays, rent coverage of 4 times, roughly double the level at which car wash net lease investments are considered healthy, and revenue and membership have grown every calendar year since opening. Performance of that caliber does not happen by accident. It is the product of a dominant operator, a dense and affluent trade area, and a corridor position that cannot be duplicated.
INVESTMENT HIGHLIGHTS
4x rent coverage
Absolute NNN lease with 19 years remaining and zero landlord responsibilities
2% annual rent increases through the initial term and all six five year options, no flat periods
Corporate guarantee from Florida's number one express car wash operator, backed by Warburg Pincus
Roughly 1,000 cars washed per day with 82% of revenue recurring monthly
Newly constructed 2021 improvements on a hard corner Biscayne Boulevard parcel
Potential 100% bonus depreciation on the depreciable basis under current law
Florida has no state income tax
THE LEASE
The triple net lease matches the quality of the real estate. El Car Wash occupies the property on an absolute NNN lease with 19 years remaining on the initial term, followed by six five year renewal options carrying the lease to a potential 50 years of term. Rent increases 2% on October 1 of every year through the initial term and every option period, growing to more than $852,000 by the end of the initial term and more than $1.5 million through the final option. The lease carries a corporate guarantee, rent is payable without offset through casualty and condemnation, and the landlord has no maintenance, repair, or capital obligation of any kind. This is passive income with zero landlord responsibilities, ideal for out of state and out of market net lease investors.
THE TENANT
El Car Wash is Florida's number one express car wash operator and one of the most solid companies in the American car wash industry. Founded in Miami in 2011, the company pioneered the express model in Florida and has spent fifteen years building the deepest store network in the state. More than 500,000 members subscribe to its unlimited wash programs, one of the largest membership bases in the industry, generating subscription revenue that arrives every month in any weather. The company operates more than 90 locations across Florida, Michigan, and Maryland, with more than 60 additional sites in development and a stated goal of surpassing 100 locations by year end. Warburg Pincus, one of the oldest and largest private equity firms in the world, recapitalized the company in 2022 and has stood behind it since. In an industry full of operators built to sell, El Car Wash was built to stay.
THE REAL ESTATE
The property is a 3,535 square foot express car wash constructed in 2021 on a 27,878 square foot hard corner parcel fronting Biscayne Boulevard, U.S. Highway 1, the principal commercial corridor of eastern Miami-Dade County. The site sits in the North Miami corridor between the affluent waterfront communities of Keystone Point and Sans Souci, established neighborhoods of single family waterfront homes where the salt air of Biscayne Bay makes regular car washing maintenance rather than a luxury. The site includes a single wash tunnel, covered vacuum field, concrete paving throughout, and monument signage..
Supply is the other half of the argument. Land on the east side of Biscayne Boulevard in this stretch is either built, residential, or water. Assembling a comparable commercial parcel with this frontage at a basis that would allow a competing express wash is not a realistic proposition. A buyer is acquiring a position that cannot be duplicated across the street.
THE GROWTH STORY
More than 1,600 residential units are under construction or delivering along this stretch of the corridor, including One Park Tower, 2400 Laguna Circle, Nexo Residences, Alton Biscayne, and Biscayne Breeze. A 561 unit development has been proposed directly across Biscayne Boulevard, and more than 4,000 residences are entitled at SoLe Mia, the 184 acre master planned community one and a half miles north. Every one of those households reaches the rest of the city by way of Biscayne Boulevard, and membership washes are sold to households, not passing traffic.
TAX EFFICIENCY
Fee simple car wash ownership is among the most tax efficient structures in net lease real estate. Under current law, the tunnel equipment, vacuum system, canopies, site lighting, signage, and paving are properly classified as five, seven, or fifteen year property, and cost segregation typically allocates a large share of a car wash purchase price to short life property eligible for 100% bonus depreciation in the first year. Combined with Florida's zero state income tax, the after tax profile is an exceptional fit for high income investors seeking first year deductions and family offices building tax efficient passive income.
Store level financials available under NDA. Contact Christopher Twist, Senior Vice President, Colliers, at 561-602-8390 for the offering memorandum and NDA.