Freestanding Retail
For Sale
$3,500,000
1365 SW 22nd Street, Miami, FL
Commercial Sale, Miami, FL
Property Size3,173 SF
Lot Size0.09 Acres
Price / SF$1,103
Days on Market158
Property Features for 1365 SW 22nd Street
General Information
Property type
Residential
Property subtype
Retail
Zoning
6100
Parking features
On Street
Subdivision
2410
Standard status
Active
APN
0141110080250
Size
3,173 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KENTUCKY CORNERS PB 12-11 LOT 20 LESS S25 FT BLK 2 LOT SIZE 50.000 X 80 OR 20644-1659 0902 1
Tax Annual Amount
16943
Legal Description
KENTUCKY CORNERS PB 12-11 LOT 20 LESS S25 FT BLK 2 LOT SIZE 50.000 X 80 OR 20644-1659 0902 1
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Electric, Gas (Cooling), Central Air
Water source
Public
Building Details
Year built
1953
Floors in Building
1
Number of units
1
Flooring type
Tile - Ceramic, Concrete
Building materials
CBS
Roof type
Flat
Listing Agency:
RE/MAX Consultants Realty 1 · RE/MAX International
(954) 767-4667
Listed By:
Luis Felipe Mehech Musalem · License #3438719
(305) 205-8935
Added: Apr 10
Changed: Sep 8
Last Checked: Sep 14 at 8:06AM
MLS# B26013853
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding retail property contains 3,173 square feet on a 0.09-acre parcel at 1365 SW 22nd Street in Miami. The building is currently vacant and was previously arranged for three units, including two restaurant spaces and one hair salon. Interior features include ceramic tile and concrete flooring, while the structure has CBS construction and a flat roof.
Impact windows were installed in 2025, and the property completed re-certification in 2025. Central cooling is provided, with electric and gas cooling systems listed. The site has on-street parking, public water, public sewer, and water availability. Zoning is identified as 6100, and the building dates to 1953.
Impact windows were installed in 2025, and the property completed re-certification in 2025. Central cooling is provided, with electric and gas cooling systems listed. The site has on-street parking, public water, public sewer, and water availability. Zoning is identified as 6100, and the building dates to 1953.
Key Highlights
- 3,173 SF freestanding retail building on a 0.09‑acre parcel
- Impact windows installed and re‑certification completed in 2025
- Currently vacant with prior three‑unit layout
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$103,521
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,070,420
$2.1M
Cap Rate 7%
$1,478,871
$1.5M
Cap Rate 9%
$1,150,233
$1.2M
Market Conditions
NOI Build-Up for 3,173 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$164.9K $51.96/SF
− Vacancy
−$17.0K −$5.35/SF
EGI
$147.9K $46.61/SF
− OpEx
−$44.4K −$13.98/SF
NOI
$103.5K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,070,420
Cap Rate 7%
$1,478,871
Cap Rate 9%
$1,150,233
Alternative Uses
Best Use
Retail
$1.48M
$1.29M – $1.73M
NOI $103,521 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.14M
$1.87M – $2.50M
NOI $149,926 @ 7.0% cap · market cap 4.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,674
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Miami, FL
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Frequently Asked Questions
What type of property is this?
Storefront property - Vacant commercial space with updated impact windows, central cooling, and a prior multi-tenant configuration.
Where is this storefront property located?
The property is located at 1365 SW 22nd Street Miami, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 3,173 SF freestanding retail building on a 0.09‑acre parcel; Impact windows installed and re‑certification completed in 2025; Currently vacant with prior three‑unit layout
