Miami Warehouse Condo
10338 SW 187th St #5 10356 SW 187th St # 14 Cutler Bay, FL 33157
For Sale
$2,159,500
Two adjoining warehouse condo bays totaling 7,450 square feet.
Property Size7,450 SF
Price / SF$289.87
Days on Market241
Property Features for 10338 SW 187th St #5 10356 SW 187th St # 14
General Information
- Standard status
- Active
- Size
- 7,450 SF
- Property subtype
- Industrial
Building Details
- Year Built
- 1976
Listing Agency:
(305) 490-6526
Listed By:
Matthew Rotolante, SIOR, CCIM · License ##BK3531036
(305) 490-6526
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Jul 6
Last Checked: Jul 25 at 3:13AM
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 Matthew Rotolante, SIOR, CCIM
Investment Insights
Based on property information with market context.
Located in Miami's Palms Industrial Park, this property features two adjoining warehouse condo bays totaling 7,450 square feet. Condo Bay #5 comprises 3,730 square feet, while Condo Bay #14 spans 3,720 square feet. The units offer flexible space suitable for industrial operations. The property has 18-foot clear height and reinforced concrete construction, with 10’ x 12’ drive-in doors. Equipped with 220-amp, 3-phase power, and a sprinkler system, the bays are suitable for warehousing, distribution, or light manufacturing. Unit #5 has 100% HVAC. The flexible configuration allows for multi-tenant use. The condos can be sold together or separately. The location provides easy connections to major highways, including the Palmetto Expressway (SR 826), I-95, and Miami International Airport, facilitating distribution and logistics operations. The Palms Industrial Park is well-positioned for easy access to public transportation and is close to local amenities, including schools, parks, and recreational facilities. This location also presents potential for future value appreciation, with its proximity to growing neighborhoods and Miami's vibrant business environment.
Key Highlights
- Prime location in Miami's Palms Industrial Park with unparalleled accessibility to major highways and Miami International Airport.
- Total of 7,450 square feet across two adjoining warehouse condo bays, offering flexible space.
- Benefit from the 18‑foot clear height and reinforced concrete construction.
Financial Insights For Warehouse
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $121.6k | $16.32 |
| − Vacancy | −$6.7k | −$0.90 |
| EGI | $114.9k | $15.42 |
| − OpEx | −$17.2k | −$2.31 |
| NOI | $97.7k | $13.11 |
7,450 SF · lease $16.32/SF/yr · vacancy 5.50% · expense 15.00%
Alternative Uses
Best Use
Warehouse
$1.40M
$1.22M – $1.63M
NOI $97,662 @ 7.0% cap · market cap 4.52%
Second Best
Industrial
$1.15M
$1.01M – $1.34M
NOI $80,428 @ 7.0% cap · market cap 3.72%
Theoretical Best
Office A
$3.78M
$3.31M – $4.41M
NOI $264,579 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Manufacturing properties
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FAQs
What type of property is this?
Warehouse - Two adjoining warehouse condo bays totaling 7,450 square feet.
Where is this warehouse located?
The property is located at 10338 SW 187th St #5 10356 SW 187th St # 14 Cutler Bay, FL.
What is the asking price?
The asking price for this property is $2,159,500.
What are key features of this property?
This property features: Prime location in Miami's Palms Industrial Park with unparalleled accessibility to major highways and Miami International Airport.; Total of 7,450 square feet across two adjoining warehouse condo bays, offering flexible space.; Benefit from the **18‑foot clear height** and reinforced concrete construction.
