Corner Retail
For Sale
$545,000
10890 NW 17 Th St 128, Miami, FL 00172
High ceilings, concrete flooring, and an individual electrical panel support flexible commercial use.
Property Size628 SF
Price / SF$867.83
Days on Market44
Property Features for 10890 NW 17 Th St 128
General Information
Standard status
Active
Size
628 SF
Additional Details
Corner Location
Yes
Amenities
impact windows
concrete floors
exposed ceiling
individual electrical panel
high ceilings
Listing Agency:
Jade State Realty LLC
Listed By:
Maria Garcia · License #3442874
(305) 915-2728
Source:
Chenoregroup
Added: Jul 21
Changed: Aug 31
Last Checked: Sep 1 at 9:17PM
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 Jade State Realty LLC
Investment Insights
Based on property information with market context.
This 628-square-foot retail space occupies a corner position with impact windows, concrete floors, exposed ceilings, and high ceilings. An individual electrical panel adds dedicated electrical service to the unit. The layout is identified as suitable for retail, office, and other purposes.
The property is located at 10890 NW 17th St, Unit 128, in Miami, Florida. It sits between Dolphin Mall and International Mall, a few miles from Miami International Airport, and close to the Turnpike and Dolphin Expressway.
The property is located at 10890 NW 17th St, Unit 128, in Miami, Florida. It sits between Dolphin Mall and International Mall, a few miles from Miami International Airport, and close to the Turnpike and Dolphin Expressway.
Key Highlights
- 628 SF corner retail space
- Impact windows with concrete flooring
- Exposed ceiling and high ceilings
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
$20,489
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
3.76%
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%
$409,780
$409.8K
Cap Rate 7%
$292,700
$292.7K
Cap Rate 9%
$227,656
$227.7K
Market Conditions
NOI Build-Up for 628 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
$32.6K $51.96/SF
− Vacancy
−$3.4K −$5.35/SF
EGI
$29.3K $46.61/SF
− OpEx
−$8.8K −$13.98/SF
NOI
$20.5K $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%
$409,780
Cap Rate 7%
$292,700
Cap Rate 9%
$227,656
Alternative Uses
Best Use
Retail
$292.7K
$256.1K – $341.5K
NOI $20,489 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$423.9K
$370.9K – $494.6K
NOI $29,673 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,322
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - High ceilings, concrete flooring, and an individual electrical panel support flexible commercial use.
Where is this retail space located?
The property is located at 10890 NW 17 Th St 128 Miami, FL.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: 628 SF corner retail space; Impact windows with concrete flooring; Exposed ceiling and high ceilings
