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    Remodeled Office Condo For Lease Title is generated by Realmo AI

    12905 SW 132nd St, Miami, FL 33186

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    Picture of Office Units at 12905 SW 132nd St, Miami, FL
    For Lease
    $1,850 /Mo

    Office - Miami, FL

    Type:Office
    Added:
    May 8, 2026
    Days on Market:
    6
    Last Refresh:
    May 13 at 8:06 am

    Property Features for 12905 SW 132nd St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    7700
    Standard status
    Active
    APN
    30-59-14-085-0730

    Building Details

    Year built
    2003
    Architectural style
    Other

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    Listing Contact
    Gladys Rodriguez

    Listing agent Gladys Rodriguez License #3157420

    Listing office Florida Realty of Miami Corp 9415 SW 72nd St, Miami, FL

    Listing date May 8, 2026

    MLS# A12015383 Listing URL

    Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Excellent Location: Direct access to SR‑874, prime business exposure. Minutes from Tamiami Executive Airport.
    • Fully Remodeled & Move‑in Ready: Turnkey executive office condo, ready for immediate occupancy.
    • Included Amenities: Elegant executive furnishings and AT&T Fiber Internet included in lease.
    • Functional Layout: Features 2 private offices and a spacious conference room.
    • Enhanced Security: Accordion shutters on all windows and hurricane impact entry door.
    • Ample Parking: Plenty of parking available for clients and staff.

    Overview

    This fully remodeled second-floor office condo offers direct access to SR-874 and excellent business exposure. The turnkey executive office features two private offices, a spacious conference room, and elegant executive furnishings. It also includes a private bathroom and wood laminate flooring throughout. Accordion shutters are installed on all windows, and the entry door is hurricane impact resistant. The space is move-in ready and ideal for various professional services, including attorneys, accountants, real estate professionals, consultants, insurance agencies, and aviation-related businesses. Strategically located near commercial and residential areas, the property provides easy access to major highways and is just minutes from Tamiami Executive Airport, offering excellent visibility and accessibility for clients and business operations. There is ample parking available for clients and staff. AT&T Fiber Internet is included. The property is located in Miami, Florida, in the 33186 postal code and Miami-Dade County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Kendall Breeze East ... Homeowners' Association Learning With ABA ... Medical Clinic Lujo Restaurant Supplies Big Box & Wholesale Store Professional Management Homeowners' Association Motel Hotel & Motel

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Daycare Center Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.407041
    Latitude
    25.647407

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    FAQs

    What type of property is this?
    Office units - Turnkey executive office condo with excellent business exposure.
    Where is this office units located?
    The property is located at 12905 SW 132nd St Miami, FL.
    What is the lease rate?
    The lease rate is $1,850 /Mo.
    What are key features of this property?
    This property features: Excellent Location: Direct access to SR‑874, prime business exposure. Minutes from Tamiami Executive Airport.; Fully Remodeled & Move‑in Ready: Turnkey executive office condo, ready for immediate occupancy.; Included Amenities: Elegant executive furnishings and AT&T Fiber Internet included in lease.
    (305) 495-7816
    We can help!
    Listing Contact
    Gladys Rodriguez
    Real Estate License ID: 3157420
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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