Warehouse/Office Flex
New
For Sale
$615,000
10891 NW 17th St, Sweetwater, FL 33172
Commercial Sale, Sweetwater, FL
Property Size1,236 SF
Lot Size0.03 Acres
Price / SF$497.57
Days on Market2
Property Features for 10891 NW 17th St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
7100
Subdivision
39
Standard status
Active
APN
25-30-31-052-0540
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
DOLPHIN PK OF COMMERCE III CONDO UNIT 142 BLDG III UNDIV 1.48% INT IN COMMON ELEMENTS OFF REC 30734-0243
Tax Annual Amount
7608
Legal Description
DOLPHIN PK OF COMMERCE III CONDO UNIT 142 BLDG III UNDIV 1.48% INT IN COMMON ELEMENTS OFF REC 30734-0243
Building Details
Year built
2017
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Steven Bombino · License #3392617
(786) 379-6061
Added: Sep 15
Last Checked: Sep 16 at 2:06AM
MLS# A12089872
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2017, this 1,236-square-foot flex unit combines warehouse and office components within a 0.0284-acre parcel. The layout supports a range of commercial operations requiring both work and storage areas. The property is currently occupied by a tenant under a month-to-month arrangement.
The address is in Sweetwater, within the Sweetwater/Doral area of Miami-Dade County. The property is near Dolphin Mall and major expressways, providing access to established retail and regional transportation routes. The property is identified as a flex space and is offered for sale.
The address is in Sweetwater, within the Sweetwater/Doral area of Miami-Dade County. The property is near Dolphin Mall and major expressways, providing access to established retail and regional transportation routes. The property is identified as a flex space and is offered for sale.
Key Highlights
- 1,236 SF warehouse and office combination unit
- Built in 2017
- Tenant occupied on a month‑to‑month basis
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
$27,187
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
4.42%
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%
$543,740
$543.7K
Cap Rate 7%
$388,386
$388.4K
Cap Rate 9%
$302,078
$302.1K
Market Conditions
NOI Build-Up for 1,236 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
$44.5K $36.00/SF
− Vacancy
−$2.7K −$2.16/SF
EGI
$41.8K $33.84/SF
− OpEx
−$14.6K −$11.84/SF
NOI
$27.2K $22.00/SF
Area
Miami-Dade County, FL
Vacancy
6.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
35.00%
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%
$543,740
Cap Rate 7%
$388,386
Cap Rate 9%
$302,078
Alternative Uses
Best Use
Flex RnD
$388.4K
$339.8K – $453.1K
NOI $27,187 @ 7.0% cap · market cap 4.42%
Second Best
Warehouse
$231.5K
$202.5K – $270.1K
NOI $16,203 @ 7.0% cap · market cap 2.63%
Theoretical Best
Office A
$627.1K
$548.7K – $731.6K
NOI $43,895 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Tenant-occupied flex unit combines warehouse and office areas with month-to-month occupancy.
Where is this flex space located?
The property is located at 10891 NW 17th St Sweetwater, FL.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: 1,236 SF warehouse and office combination unit; Built in 2017; Tenant occupied on a month‑to‑month basis
