Executive Office Space with Podcast
For Sale
$1,799,000
12750 NW 17th St #208, Sweetwater, FL 33182
Tastefully built-out office space with grand executive office and podcast studio.
Property Size2,138 SF
Price / SF$841.44
Days on Market194
Property Features for 12750 NW 17th St #208
General Information
Standard status
Active
Size
2,138 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,626
Building Details
Year Built
2020
Listing Agency:
POWER ONE REAL ESTATE SERVICES, INC.
Listed By:
IRIS PADRON · License #A11963723
Source:
Corcoran
Added: Feb 11
Changed: Aug 23
Last Checked: Aug 23 at 8:58AM
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 POWER ONE REAL ESTATE SERVICES, INC.
Investment Insights
Based on property information with market context.
This executive office space features two combined units, 208 and 221, totaling 2,138 square feet. The thoughtfully designed and tastefully built-out layout includes a grand executive office, created by combining two offices into one, and a welcoming reception area. A shared kitchenette and a conference room with a porcelain feature wall are also included. The space has a security-controlled double entrance, a six-person workstation area, two private single offices, and two double offices. A dedicated podcast studio can also function as additional open workspace. The office is equipped with two central A/C units and an integrated speaker system throughout. There are two separate office entrances. The association and tax amounts reflected in this listing are for only one of the units, as the units must be sold together, the amount reflected is times two. This office offers design, functionality, and executive presence.
Key Highlights
- Combined units totaling 2,138 SF of executive office space.
- Includes a grand executive office, conference room with porcelain feature wall, and podcast studio.
- Layout features a reception area, shared kitchenette, 6‑person workstation, two single offices, and two double offices.
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
$56,668
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
3.15%
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%
$1,133,360
$1.1M
Cap Rate 7%
$809,543
$809.5K
Cap Rate 9%
$629,644
$629.6K
Market Conditions
NOI Build-Up for 2,138 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
$97.5K $45.60/SF
− Vacancy
−$21.9K −$10.26/SF
EGI
$75.6K $35.34/SF
− OpEx
−$18.9K −$8.84/SF
NOI
$56.7K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /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%
$1,133,360
Cap Rate 7%
$809,543
Cap Rate 9%
$629,644
Alternative Uses
Best Use
Office B
$809.5K
$708.4K – $944.5K
NOI $56,668 @ 7.0% cap · market cap 3.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$949.1K – $1.27M
NOI $75,929 @ 7.0% cap · market cap 4.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
Explore this area
Business Placement
Demographics for 33182, FL
13,310
Population
4,245
Households
3.1
Avg Household Size
45
Median Age
42%
College-Educated
88%
High-School Grad
3.5 sq mi
ZIP Area
3,803
Density / Sq Mi
$96,992
Median Household Income
$41,150
Median Earnings
$2,329
Median Rent
$473,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Tastefully built-out office space with grand executive office and podcast studio.
Where is this office units located?
The property is located at 12750 NW 17th St #208 Sweetwater, FL.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: Combined units totaling 2,138 SF of executive office space.; Includes a grand executive office, conference room with porcelain feature wall, and podcast studio.; Layout features a reception area, shared kitchenette, 6‑person workstation, two single offices, and two double offices.
