Two-Story Warehouse with
For Sale
$285,000
13390 131st St, Miami, FL 33186
Functional warehouse with first-floor storage and a second-floor office under central A/C, plus a 10-foot bay door.
Property Size530 SF
Price / SF$537.74
Days on Market72
Property Features for 13390 131st St
General Information
Standard status
Active
Size
530 SF
Total Parking Spaces
2
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Amenities
central air conditioning
private restroom
kitchenette
3
Building Details
Year Built
1990
Listing Agency:
(305) 667-4815
Listed By:
Coldwell Banker Residential Real Estate
(786) 760-0372
Source:
Xome
Added: Jul 1
Changed: Sep 9
Last Checked: Sep 10 at 6:13AM
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 Coldwell Banker Residential Real Estate
Investment Insights
Based on property information with market context.
This functional 530 sq ft unit is set up as a warehouse on the first floor with an office on the second floor. The entire space is under central A/C for year-round comfort. Loading is supported by a 10-foot bay door, and the unit includes a private restroom and a small kitchenette.
The property also comes with two assigned parking spaces, along with additional guest parking. It is located in the Tamiami airport industrial district with quick access to major highways.
The property also comes with two assigned parking spaces, along with additional guest parking. It is located in the Tamiami airport industrial district with quick access to major highways.
Key Highlights
- Functional 530 SF warehouse with first‑floor warehouse space and a second‑floor office
- Second‑floor office is under central A/C for year‑round comfort
- Includes a 10‑foot bay door for convenient loading and unloading
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
$8,646
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
3.03%
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%
$172,920
$172.9K
Cap Rate 7%
$123,514
$123.5K
Cap Rate 9%
$96,067
$96.1K
Market Conditions
NOI Build-Up for 530 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
$10.7K $20.16/SF
− Vacancy
−$513 −$0.97/SF
EGI
$10.2K $19.19/SF
− OpEx
−$1.5K −$2.88/SF
NOI
$8.6K $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%
$172,920
Cap Rate 7%
$123,514
Cap Rate 9%
$96,067
Alternative Uses
Best Use
Warehouse
$123.5K
$108.1K – $144.1K
NOI $8,646 @ 7.0% cap · market cap 3.03%
Second Best
Flex RnD
$122.1K
$106.9K – $142.5K
NOI $8,549 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$289.4K
$253.2K – $337.7K
NOI $20,259 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,171
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Miami, FL
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Frequently Asked Questions
What type of property is this?
Flex space - Functional warehouse with first-floor storage and a second-floor office under central A/C, plus a 10-foot bay door.
Where is this flex space located?
The property is located at 13390 131st St Miami, FL.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Functional 530 SF warehouse with first‑floor warehouse space and a second‑floor office; Second‑floor office is under central A/C for year‑round comfort; Includes a 10‑foot bay door for convenient loading and unloading
