Air-Conditioned Flex Office
10871 SW 188th Street #12, Cutler Bay, FL 33157
Air-conditioned office and warehouse under AC with new floors, 21-foot ceilings, and assigned front parking.
Type:Commercial
Property size:
1,158 SFPrice / SF:
$349/SF- Added:
- Jun 9, 2026
- Days on Market:
- 30
- Last Refresh:
- Jul 4 at 3:56 am
Property Features for 10871 SW 188th Street #12
General Information
- Standard status
- Active
- Size
- 1,158 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 2006
Listing office INTELLIAGENTS REALTY, LLC
Listing date Jun 9, 2026
Source Corcoran
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 INTELLIAGENTS REALTY, LLC
HighLights
- Air‑conditioned office and warehouse with all space under AC
- 21‑foot‑height ceiling
- New floors and twin‑T concrete roof
- Two assigned parking spaces in front plus several visitor parking spaces
- Centrally located with access to Florida Turnpike, Eureka Drive, and US1
- No special assessments; no automotive or agricultural uses noted; mostly owner‑user occupied
Overview
This air-conditioned flex office and warehouse features office space and warehouse areas kept under AC, along with newly installed floors. The building includes a twin-T concrete roof and approximately 21-foot ceiling height, supporting a practical combination of climate-controlled workspace and warehouse utility. Two assigned parking spaces are located in front of the warehouse, with additional visitor parking available throughout.
The property is centrally located and provides access to the Florida Turnpike, Eureka Drive, and US1. Buyers should note the stated use restrictions: no automotive or agricultural uses. The building is described as being in top condition with no special assessments.
With a mix of enclosed, climate-controlled office space and a warehouse component, this layout is well suited to owner-users and other operators seeking their business space in one facility. The configuration and parking arrangement support day-to-day staff access and customer or visitor visits, while the warehouse ceiling height and under-AC office area can accommodate a variety of light industrial and related business operations that meet the stated restrictions.
The property is centrally located and provides access to the Florida Turnpike, Eureka Drive, and US1. Buyers should note the stated use restrictions: no automotive or agricultural uses. The building is described as being in top condition with no special assessments.
With a mix of enclosed, climate-controlled office space and a warehouse component, this layout is well suited to owner-users and other operators seeking their business space in one facility. The configuration and parking arrangement support day-to-day staff access and customer or visitor visits, while the warehouse ceiling height and under-AC office area can accommodate a variety of light industrial and related business operations that meet the stated restrictions.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $53.6k | $46.32 |
| − Vacancy | −$12.1k | −$10.42 |
| EGI | $41.6k | $35.90 |
| − OpEx | −$10.4k | −$8.97 |
| NOI | $31.2k | $26.92 |
1,158 SF · lease $46.32/SF/yr · vacancy 22.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$445.4K
$389.7K – $519.6K
NOI $31,177 @ 7.0% cap · market cap 7.70%
Second Best
Flex RnD
$264.0K
$231.0K – $308.0K
NOI $18,480 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$587.5K
$514.1K – $685.4K
NOI $41,125 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Flex space
Similar Places Nearby
- Tipsee Chix Mobile Bars — 7941 SW 196th Terrace, Cutler Bay, FL 33189
Location Insight
- Map
- Local Demand
- City
- Cutler Bay
- County
- Miami-Dade
- State
- Florida
- Longitude
- -80.3427
- Latitude
- 25.6064
Nearby Similar for Sale
FAQs
What type of property is this?
Flex space - Air-conditioned office and warehouse under AC with new floors, 21-foot ceilings, and assigned front parking.
Where is this flex space located?
The property is located at 10871 SW 188th Street #12 Cutler Bay, FL.
What is the asking price?
The asking price for this property is $405,000.
What are key features of this property?
This property features: Air‑conditioned office and warehouse with all space under AC; 21‑foot‑height ceiling; New floors and twin‑T concrete roof
