Corner Retail Space with High
For Sale
$545,000
10890 NW 17 Th St Unit 128, Miami, FL 33172
Features impact windows, concrete flooring, and an individual electrical panel.
Property Size628 SF
Price / SF$867.83
Days on Market41
Property Features for 10890 NW 17 Th St Unit 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
(305) 915-2728
Listed By:
Maria Gabriela Garcia · License #3442874
Source:
Chenoregroup
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 30 at 7:17PM
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 corner retail unit offers a practical storefront configuration with impact windows, concrete floors, exposed ceilings, and high ceilings. An individual electrical panel serves the space. The layout is identified as suitable for retail, office, and multiple-purpose use.
Located at 10890 NW 17th Street, Unit 128, the property sits between Dolphin Mall and International Mall. Miami International Airport is only a few miles away, with close access to the Turnpike and Dolphin Expressway.
Located at 10890 NW 17th Street, Unit 128, the property sits between Dolphin Mall and International Mall. Miami International Airport is only a few miles away, with close access to the Turnpike and Dolphin Expressway.
Key Highlights
- 628 SF corner retail unit
- Impact windows and concrete flooring
- Exposed ceiling with 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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,322
Businesses Nearby
Explore this area
Business Placement
Demographics for 33172, FL
43,911
Population
16,103
Households
2.7
Avg Household Size
42
Median Age
32%
College-Educated
75%
High-School Grad
6.4 sq mi
ZIP Area
6,861
Density / Sq Mi
$61,733
Median Household Income
$35,061
Median Earnings
$1,926
Median Rent
$260,200
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Features impact windows, concrete flooring, and an individual electrical panel.
Where is this retail space located?
The property is located at 10890 NW 17 Th St Unit 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 unit; Impact windows and concrete flooring; Exposed ceiling with high ceilings
