Second-Floor Office
New
For Sale
$490,000
13590 SW 134th Avenue #201, Miami, FL 33186
Professional suite configured for medical use with deeded parking and access to major regional routes.
Property Size836 SF
Days on Market5
Property Features for 13590 SW 134th Avenue #201
General Information
Standard status
Active
Size
836 SF
Zoning
7700
Building Details
Building Size
836 SF
Year Built
2006
Listing Agency:
Avanti Way Commercial
Listed By:
Jerry Stapel
(305) 216-4636
Source:
Laerrealty
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 14 at 5:45AM
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 Avanti Way Commercial
Investment Insights
Based on property information with market context.
Suite 201 is a second-floor office condominium within a professional building constructed in 2006. The space is presently arranged for medical use and can support a range of professional office functions. Three parking spaces are deeded to the unit, providing dedicated on-site parking for occupants and visitors.
The property is positioned near Miami Executive Airport with access to the Florida Turnpike, SR-874, SW 120th Street, and the Kendall/Tamiami business corridor. Its office setting and medical-oriented configuration suit an owner-user or investor seeking a commercial condominium in an established professional environment. Zoning is designated 7700.
The property is positioned near Miami Executive Airport with access to the Florida Turnpike, SR-874, SW 120th Street, and the Kendall/Tamiami business corridor. Its office setting and medical-oriented configuration suit an owner-user or investor seeking a commercial condominium in an established professional environment. Zoning is designated 7700.
Key Highlights
- Suite 201 office condominium on the second floor
- Configured for medical use within a professional office building
- Three deeded parking spaces included with the unit
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
$26,669
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
5.44%
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%
$533,380
$533.4K
Cap Rate 7%
$380,986
$381.0K
Cap Rate 9%
$296,322
$296.3K
Market Conditions
NOI Build-Up for 836 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
$41.8K $50.04/SF
− Vacancy
−$6.3K −$7.51/SF
EGI
$35.6K $42.53/SF
− OpEx
−$8.9K −$10.63/SF
NOI
$26.7K $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%
$533,380
Cap Rate 7%
$380,986
Cap Rate 9%
$296,322
Alternative Uses
Best Use
Office B
$381.0K
$333.4K – $444.5K
NOI $26,669 @ 7.0% cap · market cap 5.44%
Second Best
Healthcare Medical
$159.9K
$140.0K – $186.6K
NOI $11,196 @ 7.0% cap · market cap 2.28%
Theoretical Best
Office A
$456.5K
$399.5K – $532.6K
NOI $31,956 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,831
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professional suite configured for medical use with deeded parking and access to major regional routes.
Where is this office units located?
The property is located at 13590 SW 134th Avenue #201 Miami, FL.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Suite 201 office condominium on the second floor; Configured for medical use within a professional office building; Three deeded parking spaces included with the unit
