Air-Conditioned Flex
For Sale
$405,000
10871 SW 188th St Unit 12, Cutler Bay, FL 33157
Combined office and warehouse space with updated flooring, assigned parking, and full air conditioning.
Property Size1,158 SF
Price / SF$349.74
Days on Market41
Property Features for 10871 SW 188th St Unit 12
General Information
Standard status
Active
Size
1,158 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
21 ft
Conditioned Warehouse
Yes
Building Details
Year Built
2006
Owner Occupied
Yes
Listing Agency:
Intelliagents Realty, LLC
(305) 972-5528
Listed By:
Amanda Diaza-Hernandez
Source:
Chenoregroup
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 30 at 5:39AM
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
Investment Insights
Based on property information with market context.
This flex property combines office and warehouse areas within a fully air-conditioned building. Improvements include new flooring, a twin-T concrete roof, and a 21-foot ceiling. The property was built in 2006 and includes two assigned parking spaces in front of the warehouse, along with additional visitor parking throughout the property.
Access is available to the Florida Turnpike, Eureka Drive, and US 1. The property information specifies that automotive and agricultural uses are not permitted. It is primarily occupied by owners and carries no special assessments.
Access is available to the Florida Turnpike, Eureka Drive, and US 1. The property information specifies that automotive and agricultural uses are not permitted. It is primarily occupied by owners and carries no special assessments.
Key Highlights
- Fully air‑conditioned office and warehouse configuration
- 21‑foot ceiling height
- New flooring and twin‑T concrete roof
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
$31,177
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
7.70%
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%
$623,540
$623.5K
Cap Rate 7%
$445,386
$445.4K
Cap Rate 9%
$346,411
$346.4K
Market Conditions
NOI Build-Up for 1,158 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
$53.6K $46.32/SF
− Vacancy
−$12.1K −$10.42/SF
EGI
$41.6K $35.90/SF
− OpEx
−$10.4K −$8.97/SF
NOI
$31.2K $26.92/SF
Area
ZIP 33157
Vacancy
22.50%
Lease Rate
$46.32 /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%
$623,540
Cap Rate 7%
$445,386
Cap Rate 9%
$346,411
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 authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33157, FL
68,069
Population
23,176
Households
2.9
Avg Household Size
42
Median Age
33%
College-Educated
86%
High-School Grad
14.9 sq mi
ZIP Area
4,568
Density / Sq Mi
$80,364
Median Household Income
$38,803
Median Earnings
$1,493
Median Rent
$478,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Franjo Cafeteria — 18001 Franjo Rd, Palmetto Bay, FL 33157
- TCG Food Supply — 101 SW 95th Ave, Palmetto Bay, FL 33157
Frequently Asked Questions
What type of property is this?
Flex space - Combined office and warehouse space with updated flooring, assigned parking, and full air conditioning.
Where is this flex space located?
The property is located at 10871 SW 188th St Unit 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: Fully air‑conditioned office and warehouse configuration; 21‑foot ceiling height; New flooring and twin‑T concrete roof
