Miami Mixed-Use Investment
For Sale
Contact for pricing
1186 NW 103rd Street, Miami, FL 33150
High-traffic mixed-use property with income potential in Miami.
Property Size6,609 SF
Price / SF$302.62
Days on Market435
Property Features for 1186 NW 103rd Street
General Information
Standard status
Active
Size
6,609 SF
Property subtype
Mixed Use, Retail
Zoning
BU-1
Building Details
Year Built
1986
Listing Agency:
Trustpoint realty
(305) 200-0348
Listed By:
Joseph Suarez Esq. · License #3366522
Source:
Crexi
Added: Jun 5, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:39AM
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 Trustpoint realty
Investment Insights
Based on property information with market context.
Located in Miami at the intersection of 103rd Street and 12th Avenue, this mixed-use property benefits from a high-traffic location with 30,500 vehicles passing by daily. The property is situated in a rapidly evolving neighborhood and is surrounded by major franchises and businesses, offering visibility and accessibility. The property is zoned BU-1, allowing for a variety of commercial and residential uses. Currently, the property is leased to a restaurant, a marketplace, and two residential units above, which are Section 8 approved. The property has been upgraded with modern finishes, fresh asphalt, a newly painted exterior, and upgraded lighting. With some leases nearing expiration, there is an opportunity for an owner-user to establish their business or for an investor to increase rents. The property size is 6609 square feet.
Key Highlights
- High‑traffic location in Miami with 30,500 vehicles passing by daily, offering unparalleled visibility and accessibility.
- BU‑1 zoning allows for a variety of commercial and residential uses, providing flexibility for owner‑users and investors.
- Currently leased to a restaurant, marketplace, and two Section 8 approved residential units, ensuring stable rental income.
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
$156,138
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
7.81%
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%
$3,122,760
$3.1M
Cap Rate 7%
$2,230,543
$2.2M
Cap Rate 9%
$1,734,867
$1.7M
Market Conditions
NOI Build-Up for 6,609 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
$277.6K $42.00/SF
− Vacancy
−$27.8K −$4.20/SF
EGI
$249.8K $37.80/SF
− OpEx
−$93.7K −$14.18/SF
NOI
$156.1K $23.63/SF
Area
Miami, FL
Vacancy
10.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,122,760
Cap Rate 7%
$2,230,543
Cap Rate 9%
$1,734,867
Alternative Uses
Best Use
Retail
$3.08M
$2.70M – $3.59M
NOI $215,623 @ 7.0% cap · market cap 10.78%
Second Best
Mixed Use
$2.23M
$1.95M – $2.60M
NOI $156,138 @ 7.0% cap · market cap 7.81%
Theoretical Best
Specialty Retail
$4.46M
$3.90M – $5.20M
NOI $312,278 @ 7.0% cap · market cap 15.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
829
Businesses Nearby
Explore this area
Business Placement
Demographics for 33150, FL
28,703
Population
12,403
Households
2.3
Avg Household Size
37
Median Age
14%
College-Educated
75%
High-School Grad
3.5 sq mi
ZIP Area
8,201
Density / Sq Mi
$40,802
Median Household Income
$32,359
Median Earnings
$1,179
Median Rent
$377,700
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?
Mixed-use property - High-traffic mixed-use property with income potential in Miami.
Where is this mixed-use property located?
The property is located at 1186 NW 103rd Street Miami, FL.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: High‑traffic location in Miami with **30,500 vehicles passing by daily**, offering unparalleled visibility and accessibility.; BU‑1 zoning allows for a variety of commercial and residential uses, providing flexibility for owner‑users and investors.; Currently leased to a restaurant, marketplace, and two Section 8 approved residential units, ensuring stable rental income.
