NNN Property Investment
For Sale
$3,950,000
12610 SW 120th St, Miami, FL 33186
NNN property with renewed 20-year lease in Miami-Dade submarket.
Property Size4,465 SF
Lot Size0.20 Acres
Price / SF$922.90
Days on Market169
Property Features for 12610 SW 120th St
General Information
Standard status
Active
Size
4,465 SF
Lot size
0.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$19,996
Building Details
Building Size
4,465 SF
Year Built
2006
Listing Agency:
Canvas Real Estate
(954) 646-5677
Listed By:
Ernesto Vega · License #3381075
(954) 646-5677
Source:
Elliman
Added: Mar 10
Changed: Aug 19
Last Checked: Aug 24 at 6:10AM
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 Canvas Real Estate
Investment Insights
Based on property information with market context.
This NNN property, constructed in 2004, offers an investment opportunity. The lease has been renewed for another 20 years. The building encompasses 4,280 square feet on an 8,540-square-foot lot. It is situated in a dense, growing Miami-Dade submarket with a population exceeding 200,000 within a three-mile radius. The property is a pad site located within the South Kendall Square shopping center, which is also anchored by Walgreens and Starbucks. The bank location has high annual deposits. Chase Bank has occupied the site since 2005.
Key Highlights
- NNN property investment with a newly renewed 20‑year lease.
- Located in a dense, growing Miami‑Dade submarket with a large population.
- Pad site within the South Kendall Square shopping center, anchored by Walgreens and Starbucks.
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
$112,093
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
2.84%
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%
$2,241,860
$2.2M
Cap Rate 7%
$1,601,329
$1.6M
Cap Rate 9%
$1,245,478
$1.2M
Market Conditions
NOI Build-Up for 4,280 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
$154.1K $36.00/SF
− Vacancy
−$4.6K −$1.08/SF
EGI
$149.5K $34.92/SF
− OpEx
−$37.4K −$8.73/SF
NOI
$112.1K $26.19/SF
Area
ZIP 33186
Vacancy
3.00%
Lease Rate
$36.00 /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%
$2,241,860
Cap Rate 7%
$1,601,329
Cap Rate 9%
$1,245,478
Alternative Uses
Best Use
Specialty Retail
$1.60M
$1.40M – $1.87M
NOI $112,093 @ 7.0% cap · market cap 2.84%
Second Best
Retail
$1.47M
$1.29M – $1.72M
NOI $103,037 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $163,604 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,871
Businesses Nearby
Explore this area
Business Placement
Demographics for 33186, FL
69,866
Population
24,397
Households
2.9
Avg Household Size
42
Median Age
36%
College-Educated
91%
High-School Grad
12.4 sq mi
ZIP Area
5,634
Density / Sq Mi
$86,481
Median Household Income
$46,755
Median Earnings
$2,021
Median Rent
$422,300
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?
NNN property - NNN property with renewed 20-year lease in Miami-Dade submarket.
Where is this nnn property located?
The property is located at 12610 SW 120th St Miami, FL.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: NNN property investment with a newly renewed 20‑year lease.; Located in a dense, growing Miami‑Dade submarket with a large population.; Pad site within the South Kendall Square shopping center, anchored by Walgreens and Starbucks.
