Two-Story Flex Warehouse
For Sale
$285,000
13390 SW 131st St 137, Miami, FL 33186
Functional two-level unit with a second-floor office, central A/C, and a 10-foot bay door.
Property Size530 SF
Days on Market48
Property Features for 13390 SW 131st St 137
General Information
Standard status
Active
Size
530 SF
Property subtype
Industrial
Building Details
Building Size
530 SF
Year Built
1990
Listing Agency:
Coldwell Banker Realty
Listed By:
Alejandra Alfaro
(786) 760-0372
Source:
Elliman
Added: Jul 21
Changed: Aug 24
Last Checked: Sep 5 at 11:35AM
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 Realty
Investment Insights
Based on property information with market context.
This functional flex warehouse offers warehouse space on the first floor and an office on the second floor, with the entire unit served by central A/C for year-round comfort. Loading is supported by a 10-foot bay door. The unit also includes a private restroom and a small kitchenette.
The property is located in the Tamiami airport industrial district, with quick access to major highways. WalkScore is 12 and the area is described as car-dependent, with additional guest parking available alongside two assigned spaces.
Overall, the layout combines practical warehouse functionality with an in-unit office and climate control.
The property is located in the Tamiami airport industrial district, with quick access to major highways. WalkScore is 12 and the area is described as car-dependent, with additional guest parking available alongside two assigned spaces.
Overall, the layout combines practical warehouse functionality with an in-unit office and climate control.
Key Highlights
- 530 SF two‑level warehouse unit with warehouse space on the first floor and an office on the second floor
- Central A/C serves the entire unit for year‑round comfort
- 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
$16,907
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
5.93%
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%
$338,140
$338.1K
Cap Rate 7%
$241,529
$241.5K
Cap Rate 9%
$187,856
$187.9K
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
$26.5K $50.04/SF
− Vacancy
−$4.0K −$7.51/SF
EGI
$22.5K $42.53/SF
− OpEx
−$5.6K −$10.63/SF
NOI
$16.9K $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%
$338,140
Cap Rate 7%
$241,529
Cap Rate 9%
$187,856
Alternative Uses
Best Use
Office B
$241.5K
$211.3K – $281.8K
NOI $16,907 @ 7.0% cap · market cap 5.93%
Second Best
Warehouse
$123.5K
$108.1K – $144.1K
NOI $8,646 @ 7.0% cap · market cap 3.03%
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
Current Use
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
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Functional two-level unit with a second-floor office, central A/C, and a 10-foot bay door.
Where is this flex space located?
The property is located at 13390 SW 131st St 137 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: 530 SF two‑level warehouse unit with warehouse space on the first floor and an office on the second floor; Central A/C serves the entire unit for year‑round comfort; 10‑foot bay door for convenient loading and unloading
