Three-Office Professional
New
For Sale
$359,000
13190 SW 134th St F2, Miami, FL 33186
Second-floor office unit with elevator service and parking for employees, clients, and visitors.
Property Size859 SF
Price / SF$417.93
Days on Market3
Property Features for 13190 SW 134th St F2
General Information
Standard status
Active
Size
859 SF
Elevators
Yes
Property subtype
Commercial
Additional Details
Floor
Second Floor
Building Details
Building Size
859 SF
Year Built
2005
Listing Agency:
Miami Premier Realty
Listed By:
Marisol Tain · License #3301499
(305) 924-0924
Source:
Elliman
Added: Sep 18
Last Checked: Sep 20 at 7:10AM
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 Miami Premier Realty
Investment Insights
Based on property information with market context.
This 859-square-foot office unit is located on the second floor of a 2005 commercial property. Its layout includes three separate private offices, and elevator access serves the floor. The space is identified for medical or professional use, offering a defined configuration for those purposes.
The property is located at 13190 SW 134th St F2, Miami, FL 33186. Parking is available for employees, clients, and visitors. Walk Score is 17, indicating a car-dependent setting, while BikeScore is 29, classified as somewhat bikeable.
The property is located at 13190 SW 134th St F2, Miami, FL 33186. Parking is available for employees, clients, and visitors. Walk Score is 17, indicating a car-dependent setting, while BikeScore is 29, classified as somewhat bikeable.
Key Highlights
- 859‑square‑foot office unit
- Three separate private offices
- Second‑floor location with elevator access
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
$27,403
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
7.63%
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%
$548,060
$548.1K
Cap Rate 7%
$391,471
$391.5K
Cap Rate 9%
$304,478
$304.5K
Market Conditions
NOI Build-Up for 859 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
$43.0K $50.04/SF
− Vacancy
−$6.4K −$7.51/SF
EGI
$36.5K $42.53/SF
− OpEx
−$9.1K −$10.63/SF
NOI
$27.4K $31.90/SF
Area
ZIP 33186
Vacancy
15.00%
Lease Rate
$50.04 /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%
$548,060
Cap Rate 7%
$391,471
Cap Rate 9%
$304,478
Alternative Uses
Best Use
Office B
$391.5K
$342.5K – $456.7K
NOI $27,403 @ 7.0% cap · market cap 7.63%
Second Best
Healthcare Medical
$164.3K
$143.8K – $191.7K
NOI $11,504 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$469.1K
$410.5K – $547.3K
NOI $32,836 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,434
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Miami, FL
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor office unit with elevator service and parking for employees, clients, and visitors.
Where is this office units located?
The property is located at 13190 SW 134th St F2 Miami, FL.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: 859‑square‑foot office unit; Three separate private offices; Second‑floor location with elevator access
