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    Kendall Office Space Available Title is generated by Realmo AI

    13406 SW 128th St, Miami, FL 33186

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    For Lease
    $2,700/Mo $29 SF/Yr (calc)

    Office - Miami, FL

    Type:Office
    Property size:
    1,088 SF
    Added:
    May 11, 2026
    Days on Market:
    1
    Last Refresh:
    May 11 at 6:06 pm

    Property Features for 13406 SW 128th St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    7700
    Standard status
    Active
    Size
    1,088 SF

    Taxes and HOA fees

    Tax Annual Amount
    3180

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Scott Lehr
    Scott Lehr

    Listing agent Scott Lehr License #3376771

    Listing office Real Estate Sales Force 814 Ponce De Leon Blvd, Coral Gables, FL

    Listing date May 11, 2026

    MLS# A11966495 Listing URL

    Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1,088 SF professional office space in Kendall available for lease.
    • Ready for immediate occupancy, allowing for a streamlined move‑in timeline.
    • Located in the well‑established Park Place at Kendall community.
    • Zoned 7700, appropriate for office and professional use.
    • Convenient Kendall location with easy GPS access and proximity to major commercial corridors.
    • Located in Flood Zone X.

    Overview

    This office condo, located at 13406 SW 128th St Unit 16 in Miami, offers 1,088 square feet of professional office space within the Park Place at Kendall community. Zoned 7700, the property is suitable for office and professional use. The second-floor unit is situated in a two-story professional building in the heart of Miami-Dade County. The layout supports flexible office configurations, making it ideal for a growing business seeking a central Kendall location with light traffic flow and convenient client access. The location, in the 33186 zip code, provides easy navigation with GPS access and proximity to major Kendall commercial corridors, supporting day-to-day business operations. The building is professionally maintained. Public sanitation is available, and the property is located in Flood Zone X. The annual tax amount is $3,180. The property is currently vacant and available for possession at closing or funding, allowing for a streamlined move-in timeline.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.412473
    Latitude
    25.648461

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    FAQs

    What type of property is this?
    Office units - Professional office condo in Kendall, ready for immediate occupancy.
    Where is this office units located?
    The property is located at 13406 SW 128th St Miami, FL.
    What is the lease rate?
    The lease rate is $2,700 /Mo.
    What are key features of this property?
    This property features: 1,088 SF professional office space in Kendall available for lease.; Ready for immediate occupancy, allowing for a streamlined move‑in timeline.; Located in the well‑established Park Place at Kendall community.
    (305) 992-4674
    We can help!
    Listing Contact
    Scott Lehr
    Scott Lehr
    Real Estate License ID: 3376771
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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