Flex Space with
New
For Sale
$749,000
13275 SW 136th Street #16, Miami, FL 33186
Office and warehouse areas provide a practical setup for distribution, light manufacturing, or owner-user operations.
Property Size2,023 SF
Price / SF$370.24
Days on Market3
Property Features for 13275 SW 136th Street #16
General Information
Standard status
Active
Size
2,023 SF
Zoning
7100
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Building Size
2,023 SF
Year Built
2004
Listing Agency:
Charleemax Realtors
Listed By:
Wendy L Bastori · License #3082138
(305) 613-8181
Source:
Laerrealty
Added: Sep 7
Last Checked: Sep 8 at 4:12AM
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 space combines office and warehouse functions within a single commercial unit. The interior includes multiple private offices, a conference room, kitchenette, restroom, and an open warehouse area with an approximately 20-foot clear ceiling. A grade-level overhead door supports loading and access to the warehouse portion. Built in 2004, the property is configured for warehousing, distribution, light manufacturing, or an owner-user operation.
The space is located in Tamiami Industrial Park at 13275 SW 136th Street, #16, Miami, FL 33186. Tamiami Airport is minutes away, and the property offers highway access. Zoning is identified as 7100.
The space is located in Tamiami Industrial Park at 13275 SW 136th Street, #16, Miami, FL 33186. Tamiami Airport is minutes away, and the property offers highway access. Zoning is identified as 7100.
Key Highlights
- 2,023 SF flex space with office and warehouse areas
- Built in 2004
- Approximately 20‑foot clear ceiling height
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
$33,002
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
4.41%
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%
$660,040
$660.0K
Cap Rate 7%
$471,457
$471.5K
Cap Rate 9%
$366,689
$366.7K
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
$40.8K $20.16/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$38.8K $19.19/SF
− OpEx
−$5.8K −$2.88/SF
NOI
$33.0K $16.31/SF
Area
ZIP 33186
Vacancy
4.80%
Lease Rate
$20.16 /SF/Yr
Expense Ratio
15.00%
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%
$660,040
Cap Rate 7%
$471,457
Cap Rate 9%
$366,689
Alternative Uses
Best Use
Warehouse
$471.5K
$412.5K – $550.0K
NOI $33,002 @ 7.0% cap · market cap 4.41%
Second Best
Flex RnD
$466.2K
$407.9K – $543.9K
NOI $32,632 @ 7.0% cap · market cap 4.36%
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 Industrial 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 - Office and warehouse areas provide a practical setup for distribution, light manufacturing, or owner-user operations.
Where is this flex space located?
The property is located at 13275 SW 136th Street #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 with office and warehouse areas; Built in 2004; Approximately 20‑foot clear ceiling height
