Impact-Window Freestanding Retail
For Sale
$3,500,000
1365 SW 22nd Street, Miami, FL
SINGLE_FAMILY - Miami, FL
Property Size3,173 SF
Lot Size0.09 Acres
Price / SF$1,103
Days on Market125
Property Features for 1365 SW 22nd Street
General Information
Property type
Residential
Property subtype
Retail
Zoning
6100
Parking features
On Street
Subdivision
2410
Standard status
Active
APN
0141110080250
Size
3,173 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
KENTUCKY CORNERS PB 12-11 LOT 20 LESS S25 FT BLK 2 LOT SIZE 50.000 X 80 OR 20644-1659 0902 1
Tax Annual Amount
16943
Legal Description
KENTUCKY CORNERS PB 12-11 LOT 20 LESS S25 FT BLK 2 LOT SIZE 50.000 X 80 OR 20644-1659 0902 1
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Electric, Central Air, Gas (Cooling)
Water source
Public
Building Details
Year built
1953
Floors in Building
1
Number of units
1
Flooring type
Tile - Ceramic, Concrete
Building materials
CBS
Roof type
Flat
Listing Agency:
RE/MAX Consultants Realty 1 · RE/MAX International
(954) 767-4667
Listed By:
Luis Felipe Mehech Musalem · License #3438719
(305) 205-8935
Added: Apr 10
Changed: Jul 26
Last Checked: Aug 12 at 11:06AM
MLS# B26013853
Copyright © 2026 BeachesMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
For sale freestanding building in Miami, FL, currently vacant and ready for an owner-operator or new tenant setup. New impact windows were installed in 2025, and re-certification was completed in 2025.
The prior layout supported multiple concepts, including two restaurant units and one hair salon unit. The property is zoned 6100.
The building totals 3,173 square feet, and the lot size is approximately 0.09 acres. Owner financing is available with a 50% down payment.
The prior layout supported multiple concepts, including two restaurant units and one hair salon unit. The property is zoned 6100.
The building totals 3,173 square feet, and the lot size is approximately 0.09 acres. Owner financing is available with a 50% down payment.
Key Highlights
- Free‑standing building built in 1953
- New impact windows installed in 2025 and recertification completed in 2025
- Currently vacant; previously configured with a restaurant (2 units) and a hair salon (1 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
$149,926
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
4.28%
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%
$2,998,520
$3.0M
Cap Rate 7%
$2,141,800
$2.1M
Cap Rate 9%
$1,665,844
$1.7M
Market Conditions
NOI Build-Up for 3,173 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
$202.9K $63.96/SF
− Vacancy
−$3.0K −$0.96/SF
EGI
$199.9K $63.00/SF
− OpEx
−$50.0K −$15.75/SF
NOI
$149.9K $47.25/SF
Area
Miami, FL
Vacancy
1.50%
Lease Rate
$63.96 /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%
$2,998,520
Cap Rate 7%
$2,141,800
Cap Rate 9%
$1,665,844
Alternative Uses
Best Use
Specialty Retail
$2.14M
$1.87M – $2.50M
NOI $149,926 @ 7.0% cap · market cap 4.28%
Second Best
Retail
$1.48M
$1.29M – $1.73M
NOI $103,521 @ 7.0% cap · market cap 2.96%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,674
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding building with new impact windows installed in 2025 and recertification completed in 2025, currently vacant.
Where is this storefront property located?
The property is located at 1365 SW 22nd Street Miami, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Free‑standing building built in 1953; New impact windows installed in 2025 and recertification completed in 2025; Currently vacant; previously configured with a restaurant (2 units) and a hair salon (1 unit)
