Freestanding Office-Showroom
For Sale
$3,150,000
9465 SW 56th St, Miami, FL 33165
Front office/showroom and rear warehouse with loading dock, overhead garage access, and ample on-site parking.
Property Size5,140 SF
Price / SF$612.84
Days on Market72
Property Features for 9465 SW 56th St
General Information
Standard status
Active
Size
5,140 SF
Zoning
BU-1A
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
1
Building Details
Year Built
1967
Listing Agency:
Fausto Commercial Realty Consultants Inc
Listed By:
Giovanni Marcelo Bertolotti · License #3257942
(786) 229-2419
Source:
Chenoregroup
Added: Jul 6
Changed: Sep 10
Last Checked: Sep 14 at 1:45PM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
This centrally located, freestanding commercial property is configured with a front office/showroom area suited for retail or professional use. Behind the office component, the rear warehouse includes a loading dock and overhead garage access, supporting practical day-to-day operations. The layout offers flexibility for a range of commercial uses, and there is potential to build a mezzanine to add additional usable space.
The property is zoned BU-1A Business District and provides outstanding frontage on SW 56th Street, supporting storefront presence and customer-facing visibility. It is situated within the Urban Center, with convenient access to major roadways and a surrounding mix of businesses and dense residential neighborhoods.
For tenants, buyers, and investors, the combination of front-facing office/showroom space and back-of-house warehouse functionality makes this a strong fit for owner-users seeking an all-in-one location. It can also work for operators who need a commercial storefront plus loading and garage access, including businesses that benefit from maintaining customer contact while handling receiving, storage, or light distribution on site. Ample on-site parking further supports customer and employee access.
The property is zoned BU-1A Business District and provides outstanding frontage on SW 56th Street, supporting storefront presence and customer-facing visibility. It is situated within the Urban Center, with convenient access to major roadways and a surrounding mix of businesses and dense residential neighborhoods.
For tenants, buyers, and investors, the combination of front-facing office/showroom space and back-of-house warehouse functionality makes this a strong fit for owner-users seeking an all-in-one location. It can also work for operators who need a commercial storefront plus loading and garage access, including businesses that benefit from maintaining customer contact while handling receiving, storage, or light distribution on site. Ample on-site parking further supports customer and employee access.
Key Highlights
- Freestanding commercial building built in 1967 with front office/showroom and rear warehouse
- Warehouse includes a loading dock and overhead garage access
- Zoned BU‑1A Business District
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
$167,696
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
5.32%
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%
$3,353,920
$3.4M
Cap Rate 7%
$2,395,657
$2.4M
Cap Rate 9%
$1,863,289
$1.9M
Market Conditions
NOI Build-Up for 5,140 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
$267.1K $51.96/SF
− Vacancy
−$27.5K −$5.35/SF
EGI
$239.6K $46.61/SF
− OpEx
−$71.9K −$13.98/SF
NOI
$167.7K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /SF/Yr
Expense Ratio
30.00%
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%
$3,353,920
Cap Rate 7%
$2,395,657
Cap Rate 9%
$1,863,289
Alternative Uses
Best Use
Retail
$2.40M
$2.10M – $2.79M
NOI $167,696 @ 7.0% cap · market cap 5.32%
Second Best
Warehouse
$1.20M
$1.05M – $1.40M
NOI $83,851 @ 7.0% cap · market cap 2.66%
Theoretical Best
Specialty Retail
$3.47M
$3.04M – $4.05M
NOI $242,867 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33165, FL
54,070
Population
17,813
Households
3
Avg Household Size
47
Median Age
28%
College-Educated
82%
High-School Grad
7.5 sq mi
ZIP Area
7,209
Density / Sq Mi
$84,086
Median Household Income
$41,657
Median Earnings
$1,796
Median Rent
$476,100
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 Miami, FL
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Frequently Asked Questions
What type of property is this?
Showroom - Front office/showroom and rear warehouse with loading dock, overhead garage access, and ample on-site parking.
Where is this showroom located?
The property is located at 9465 SW 56th St Miami, FL.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: Freestanding commercial building built in 1967 with front office/showroom and rear warehouse; Warehouse includes a loading dock and overhead garage access; Zoned BU‑1A Business District
