Building Details

Year Built 1981

Abandoned No

Listing Agency: Miami Premier Realty e***@aol.com Show Phone

Listed By: Marisol B Tain · License #3301499 Show Phone

Source: Lehmannflorida

Added: Oct 19 Changed: Oct 21 Last Checked: Oct 20 at 7:22PM

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Investment Insights

Based on property information with market context.

This 1,399-square-foot office condominium occupies the second floor of a building constructed in 1981. The unit is configured with five private offices and one bathroom. Building features include elevator service and access around the clock, with parking available for occupants and visitors.

At 13500 SW 88th Street, #285, the property is in Kendall West, across from a commercial plaza and near major highways. The location also provides access to area shopping, dining, and business districts.

Key Highlights

• 1,399‑square‑foot second‑floor office condominium
• Five private offices and one bathroom within the unit
• Building access available 24/7

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$44,629

Cap Rate

7.20%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$892,580 $892.6K

Cap Rate 7%

$637,557 $637.6K

Cap Rate 9%

$495,878 $495.9K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,399 SF

Gross rent

$70.0K $50.04/SF

− Vacancy

−$10.5K −$7.51/SF

EGI

$59.5K $42.53/SF

− OpEx

−$14.9K −$10.63/SF

NOI

$44.6K $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 Rate 5%

$892,580

Cap Rate 7%

$637,557

Cap Rate 9%

$495,878

Alternative Uses

Best Use

Office B

$637.6K

$557.9K – $743.8K (±1% cap)

NOI $44,629 @ 7.0% cap · market cap 7.20%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$764.0K

$668.5K – $891.3K (±1% cap)

NOI $53,477 @ 7.0% cap · market cap 8.63%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Open Analytics

Current Use

Fully Promoted of Kendall Marketing & Advertising Isot Medical Center Medical Clinic Azul Therapy Services ... Physician Squadra Advertising Agency DAVILA TAX & ACCOUNTING ... Marketing & Advertising

Suggested Use

Top Pick Law Firm Parking Lot & Garage Real Estate Agency Food Market Grocery & Convenience Store Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

1,213

Businesses Nearby

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

12.4% 2019

16.3% 2020

17% 2021

16.1% 2022

15% 2023

16.1% 2024

15.2% 2025

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Frequently Asked Questions

What type of property is this?

Office unit - Five private offices and an in-unit bathroom provide a functional layout for professional use.

Where is this office unit located?

The property is located at 13500 SW 88th Street #285 Miami, FL.

What is the asking price?

The asking price for this property is $620,000.

What are key features of this property?

This property features: 1,399‑square‑foot second‑floor office condominium; Five private offices and one bathroom within the unit; Building access available 24/7