Medical-Use Office
For Sale
$450,000
Pending
40 SW 13th Street #402, Miami, FL 33130
Suite includes two private offices and a reception/coworking area in a mixed-use high-rise with concierge and valet.
Property Size1 SF
Days on Market48
Property Features for 40 SW 13th Street #402
General Information
Standard status
Pending
Size
1 SF
Total Parking Spaces
1
Zoning
6408
Taxes and HOA fees
Annual Taxes
$6,450
Building Details
Building Size
1 SF
Year Built
2010
Buildings
1
Stories
11
Listing Agency:
Envirotek Realty
(786) 302-0804
Listed By:
Juan C Gaviria · License #A12067422
(786) 302-0804
Source:
Laerrealty
Added: Jul 1
Changed: Aug 14
Last Checked: Aug 14 at 7:31AM
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 Envirotek Realty
Investment Insights
Based on property information with market context.
Infinity at Brickell is a 52-story mixed-use high-rise providing office space on 11 floors, with condominium-style offices and a professional business environment. Building amenities include a contemporary lobby, 24-hour concierge service, valet parking, a secured enclosed garage, a gym, a spa, and a community room.
This for-sale office suite offers 688 square feet of interior space. The layout features two private offices and a spacious reception/coworking area, supported by a private, air-conditioned storage cage with 24/7 access located on the same floor adjacent to the parking area. The suite also includes access to one first-come, first-served parking space.
The offering is described as having medical use zoning in the Brickell sub-market. Mary Brickell Village is noted as being one block away, placing the building within the Brickell Financial District.
This for-sale office suite offers 688 square feet of interior space. The layout features two private offices and a spacious reception/coworking area, supported by a private, air-conditioned storage cage with 24/7 access located on the same floor adjacent to the parking area. The suite also includes access to one first-come, first-served parking space.
The offering is described as having medical use zoning in the Brickell sub-market. Mary Brickell Village is noted as being one block away, placing the building within the Brickell Financial District.
Key Highlights
- Infinity at Brickell mixed‑use high‑rise built in 2010 with 11 office floors totaling approximately 55,000 SF
- Office suite offers 688 SF with two private offices and a reception/coworking area
- Medical‑use zoning in Miami’s Brickell Financial District sub‑market
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
$19,737
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
4.39%
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%
$394,740
$394.7K
Cap Rate 7%
$281,957
$282.0K
Cap Rate 9%
$219,300
$219.3K
Market Conditions
NOI Build-Up for 688 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
$31.0K $45.00/SF
− Vacancy
−$4.6K −$6.75/SF
EGI
$26.3K $38.25/SF
− OpEx
−$6.6K −$9.56/SF
NOI
$19.7K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$394,740
Cap Rate 7%
$281,957
Cap Rate 9%
$219,300
Alternative Uses
Best Use
Office B
$282.0K
$246.7K – $329.0K
NOI $19,737 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$464.4K
$406.4K – $541.8K
NOI $32,508 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11,922
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Suite includes two private offices and a reception/coworking area in a mixed-use high-rise with concierge and valet.
Where is this office units located?
The property is located at 40 SW 13th Street #402 Miami, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Infinity at Brickell mixed‑use high‑rise built in 2010 with 11 office floors totaling approximately 55,000 SF; Office suite offers 688 SF with two private offices and a reception/coworking area; Medical‑use zoning in Miami’s Brickell Financial District sub‑market
