Flex Space with Office-Warehouse
For Sale
$665,000
10890 NW 17st 129 Unit 129, Sweetwater, FL 33172
Combined office and warehouse configuration for an established or new business.
Property Size1,144 SF
Price / SF$581.29
Days on Market42
Property Features for 10890 NW 17st 129 Unit 129
General Information
Standard status
Active
Size
1,144 SF
Additional Details
Highway Access
Yes
Listing Agency:
Jade State Realty LLC
(305) 915-2728
Listed By:
Maria Gabriela Garcia · License #3442874
Source:
Thepennteam
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 25 at 5:43AM
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.
Unit 129 at 10890 Northwest 17th Street is a 1,144-square-foot flex space combining office and warehouse areas. The property is identified as a warehouse and provides a practical blend of workspace and storage-oriented functionality for an established business or a new operation.
The unit is positioned between Doral and Sweetwater, with access to the Florida Turnpike, Miami International Airport, and 836. Its location places the office-warehouse configuration within reach of major regional transportation connections.
The unit is positioned between Doral and Sweetwater, with access to the Florida Turnpike, Miami International Airport, and 836. Its location places the office-warehouse configuration within reach of major regional transportation connections.
Key Highlights
- 1,144sf office/warehouse unit
- Unit 129 at 10890 Northwest 17th Street
- Located between Doral and Sweetwater
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
$30,322
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
4.56%
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%
$606,440
$606.4K
Cap Rate 7%
$433,171
$433.2K
Cap Rate 9%
$336,911
$336.9K
Market Conditions
NOI Build-Up for 1,144 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
$52.2K $45.60/SF
− Vacancy
−$11.7K −$10.26/SF
EGI
$40.4K $35.34/SF
− OpEx
−$10.1K −$8.84/SF
NOI
$30.3K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /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%
$606,440
Cap Rate 7%
$433,171
Cap Rate 9%
$336,911
Alternative Uses
Best Use
Office B
$433.2K
$379.0K – $505.4K
NOI $30,322 @ 7.0% cap · market cap 4.56%
Second Best
Flex RnD
$359.5K
$314.5K – $419.4K
NOI $25,163 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$580.4K
$507.9K – $677.1K
NOI $40,628 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,883
Businesses Nearby
Well-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Healthy Gourmet Lunch — 1750 NW 107th Ave, Miami, FL 33172
- Bistro Team Catering — 1825 NW 112th Ave #151, Miami, FL 33172
- CSS — 2200 NW 102nd Pl, Doral, FL 33172
- Relish Miami — 2855 NW 112th Ave #7, Doral, FL 33172
Frequently Asked Questions
What type of property is this?
Flex space - Combined office and warehouse configuration for an established or new business.
Where is this flex space located?
The property is located at 10890 NW 17st 129 Unit 129 Sweetwater, FL.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: 1,144sf office/warehouse unit; Unit 129 at 10890 Northwest 17th Street; Located between Doral and Sweetwater
