Fully Operational Physical Therapy
For Sale
$295,500
11430 SW 88th St, Miami, FL 33176
Remodeled medical office condo with lobby, front desk, offices, and open server/filing space, plus free parking.
Property Size945 SF
Price / SF$312.70
Days on Market47
Property Features for 11430 SW 88th St
General Information
Standard status
Active
Size
945 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Listing Agency:
United Real Estate Miami
Listed By:
Andres Diaz · License #3094694
(305) 273-9000
Source:
Mymiahomes
Added: Jul 22
Changed: Aug 23
Last Checked: Sep 6 at 10:50AM
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 United Real Estate Miami
Investment Insights
Based on property information with market context.
This fully operational physical therapy business opportunity is located in a medical office condo. The suite is approximately 945 square feet and is arranged with a lobby, front desk area, two closed offices, and an open server/filing room. The property is described as fully remodeled and well maintained.
The suite includes free parking spaces and is positioned in North Kendall, Miami. It is presented for purchase as an owner-user or investment opportunity for the ongoing practice.
The space is built to support day-to-day administrative and clinical operations, with a defined entry and reception area, private offices, and additional open work/storage space for servers and filing.
The suite includes free parking spaces and is positioned in North Kendall, Miami. It is presented for purchase as an owner-user or investment opportunity for the ongoing practice.
The space is built to support day-to-day administrative and clinical operations, with a defined entry and reception area, private offices, and additional open work/storage space for servers and filing.
Key Highlights
- Fully operational physical therapy business available for sale
- Remodeled medical office condo suite totaling 945 SF
- Suite layout includes lobby, front desk area, 2 closed offices, and open server/filing room
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
$27,110
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
9.17%
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%
$542,200
$542.2K
Cap Rate 7%
$387,286
$387.3K
Cap Rate 9%
$301,222
$301.2K
Market Conditions
NOI Build-Up for 945 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
$42.5K $45.00/SF
− Vacancy
−$6.4K −$6.75/SF
EGI
$36.1K $38.25/SF
− OpEx
−$9.0K −$9.56/SF
NOI
$27.1K $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%
$542,200
Cap Rate 7%
$387,286
Cap Rate 9%
$301,222
Alternative Uses
Best Use
Office B
$387.3K
$338.9K – $451.8K
NOI $27,110 @ 7.0% cap · market cap 9.17%
Second Best
Healthcare Medical
$223.6K
$195.6K – $260.8K
NOI $15,649 @ 7.0% cap · market cap 5.30%
Theoretical Best
Specialty Retail
$637.9K
$558.2K – $744.2K
NOI $44,652 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,306
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33176, FL
52,370
Population
20,309
Households
2.6
Avg Household Size
44
Median Age
43%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,328
Density / Sq Mi
$80,437
Median Household Income
$45,040
Median Earnings
$1,666
Median Rent
$568,400
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- Pou Veterinary Group — 11549 N Kendall Dr, Miami, FL 33176
- Colker Deborah A DVM — 10521 N Kendall Dr # E101, Miami, FL 33176, United States
Frequently Asked Questions
What type of property is this?
Medical Office Space - Remodeled medical office condo with lobby, front desk, offices, and open server/filing space, plus free parking.
Where is this medical office space located?
The property is located at 11430 SW 88th St Miami, FL.
What is the asking price?
The asking price for this property is $295,500.
What are key features of this property?
This property features: Fully operational physical therapy business available for sale; Remodeled medical office condo suite totaling 945 SF; Suite layout includes lobby, front desk area, 2 closed offices, and open server/filing room
