Flex Space with
New
For Sale
$749,000
13275 SW 136th St # 16, Miami, FL 33186
Versatile industrial space combines office amenities with an open warehouse and grade-level loading access.
Property Size2,023 SF
Price / SF$370.24
Days on Market5
Property Features for 13275 SW 136th St # 16
General Information
Standard status
Active
Size
2,023 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
20 ft
Warehouse Space
2,023 SF
Drive-In Doors
1
Additional Details
Highway Access
Yes
Amenities
private offices
conference room
kitchenette
Building Details
Building Size
2,023 SF
Year Built
2004
Listing Agency:
Charleemax Realtors
Listed By:
Wendy Bastori · License #3082138
(305) 613-8181
Source:
Miamibrokersgroup
Added: Sep 1
Changed: Sep 4
Last Checked: Sep 4 at 6:15AM
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 Charleemax Realtors
Investment Insights
Based on property information with market context.
This 2,023-square-foot flex property in Tamiami Industrial Park combines a functional office component with warehouse space. The interior includes multiple private offices, a conference room, kitchenette, and restroom, along with an open warehouse area featuring an approximately 20-foot clear ceiling and a grade-level overhead door. Built in 2004, the layout supports a range of industrial and owner-user operations.
The property is located at 13275 SW 136th St Unit 16 in Miami, with access to Tamiami Airport within minutes and convenient highway access. Its combination of office rooms, workplace amenities, and warehouse capacity provides a practical format for businesses requiring both administrative and operational space.
The property is located at 13275 SW 136th St Unit 16 in Miami, with access to Tamiami Airport within minutes and convenient highway access. Its combination of office rooms, workplace amenities, and warehouse capacity provides a practical format for businesses requiring both administrative and operational space.
Key Highlights
- 2,023 SF flex space in Tamiami Industrial Park
- Approximately 20‑foot clear ceiling height in the warehouse
- Grade‑level overhead door
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
$64,535
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
8.62%
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%
$1,290,700
$1.3M
Cap Rate 7%
$921,929
$921.9K
Cap Rate 9%
$717,056
$717.1K
Market Conditions
NOI Build-Up for 2,023 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
$101.2K $50.04/SF
− Vacancy
−$15.2K −$7.51/SF
EGI
$86.0K $42.53/SF
− OpEx
−$21.5K −$10.63/SF
NOI
$64.5K $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%
$1,290,700
Cap Rate 7%
$921,929
Cap Rate 9%
$717,056
Alternative Uses
Best Use
Office B
$921.9K
$806.7K – $1.08M
NOI $64,535 @ 7.0% cap · market cap 8.62%
Second Best
Warehouse
$471.5K
$412.5K – $550.0K
NOI $33,002 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.10M
$966.6K – $1.29M
NOI $77,330 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,624
Businesses Nearby
Well-served
Demand for This Use
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
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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Frequently Asked Questions
What type of property is this?
Flex space - Versatile industrial space combines office amenities with an open warehouse and grade-level loading access.
Where is this flex space located?
The property is located at 13275 SW 136th St # 16 Miami, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2,023 SF flex space in Tamiami Industrial Park; Approximately 20‑foot clear ceiling height in the warehouse; Grade‑level overhead door
