Two-Unit Professional
New
For Sale
$595,000
107-12900 Sw 128th St, Miami, FL 33186
Five private offices and a central work area provide a flexible layout for professional businesses.
Property Size1,435 SF
Price / SF$414.63
Days on Market7
Property Features for 107-12900 Sw 128th St
General Information
Standard status
Active
Size
1,435 SF
Additional Details
Highway Access
Yes
Office Units
2
Amenities
private bathroom
Listing Agency:
America's Best Realty Corp
Listed By:
America Diaz · License #3065436
(786) 258-3735
Source:
Exprealty
Added: Sep 25
Changed: Sep 30
Last Checked: Sep 30 at 3:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of America's Best Realty Corp
Investment Insights
Based on property information with market context.
Units 105 and 107 are offered together as a 1,435-square-foot office suite. The space includes five private offices and a central work area that can accommodate workstations, reception, or collaborative use. Unit 105 has a private bathroom. Tile covers the shared areas, while the offices have commercial-grade carpet.
The property is near Tamiami Airport, with access to the SW 128th Street extension and State Road 874, also known as the Don Shula Expressway. Restaurants, banks, office supply stores, and other business services are nearby.
The property is near Tamiami Airport, with access to the SW 128th Street extension and State Road 874, also known as the Don Shula Expressway. Restaurants, banks, office supply stores, and other business services are nearby.
Key Highlights
- Two office units offered together, totaling 1,435 SF
- Five private offices plus a central work area
- Unit 105 contains 692 SF and a private bathroom; Unit 107 contains 743 SF
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
$45,777
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
7.69%
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%
$915,540
$915.5K
Cap Rate 7%
$653,957
$654.0K
Cap Rate 9%
$508,633
$508.6K
Market Conditions
NOI Build-Up for 1,435 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
$71.8K $50.04/SF
− Vacancy
−$10.8K −$7.51/SF
EGI
$61.0K $42.53/SF
− OpEx
−$15.3K −$10.63/SF
NOI
$45.8K $31.90/SF
Area
ZIP 33186
Vacancy
15.00%
Lease Rate
$50.04 /SF/Yr
Expense Ratio
25.00%
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%
$915,540
Cap Rate 7%
$653,957
Cap Rate 9%
$508,633
Alternative Uses
Best Use
Office B
$654.0K
$572.2K – $763.0K
NOI $45,777 @ 7.0% cap · market cap 7.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$783.6K
$685.7K – $914.2K
NOI $54,853 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
816
Businesses Nearby
Explore this area
Business Placement
Demographics for 33186, FL
69,866
Population
24,397
Households
2.9
Avg Household Size
42
Median Age
36%
College-Educated
91%
High-School Grad
12.4 sq mi
ZIP Area
5,634
Density / Sq Mi
$86,481
Median Household Income
$46,755
Median Earnings
$2,021
Median Rent
$422,300
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Five private offices and a central work area provide a flexible layout for professional businesses.
Where is this office units located?
The property is located at 107-12900 Sw 128th St Miami, FL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two office units offered together, totaling 1,435 SF; Five private offices plus a central work area; Unit 105 contains 692 SF and a private bathroom; Unit 107 contains 743 SF
