Industrial Flex Suite with
For Sale
$467,000
13690 Southwest 142nd Avenue Unit 23A, Miami, FL 33186
Flex unit includes three private offices, a full bathroom, and about 700 SF of warehouse with a front-loading roll-up door.
Property Size1,485 SF
Price / SF$314.48
Days on Market260
Property Features for 13690 Southwest 142nd Avenue Unit 23A
General Information
Standard status
Active
Size
1,485 SF
Property subtype
Commercial Sale / Mixed Use
Additional Details
Highway Access
Yes
Amenities
Central Individual
1.0
Concrete, Tile
10-12'
1
Building
CBS
3
Flex, Industrial, Office, Warehouse
No
Building Details
Year Built
1987
Listing Agency:
Mari Real Estate & Management Group, Inc
Listed By:
Karen F. Mari · License #3157769
(305) 345-1024
Source:
Compass
Added: Dec 17, 2025
Changed: Aug 28
Last Checked: Aug 14 at 7:46AM
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 Mari Real Estate & Management Group, Inc
Investment Insights
Based on property information with market context.
Well-maintained industrial/flex space designed for immediate occupancy. Unit 23A includes three private offices and one full bathroom, along with approximately 700 SF of warehouse area. Warehouse access is provided through a front-loading roll-up door, with entry from both the front and rear of the building.
The property is located near Florida’s Turnpike, Tamiami Airport, and shopping centers, supporting convenient regional access for day-to-day operations.
HOA includes water, roof, and insurance. The seller may sell existing sign business inventory separately, as it is not included in the purchase price.
The property is located near Florida’s Turnpike, Tamiami Airport, and shopping centers, supporting convenient regional access for day-to-day operations.
HOA includes water, roof, and insurance. The seller may sell existing sign business inventory separately, as it is not included in the purchase price.
Key Highlights
- 1987‑built flex/industrial/office/warehouse structure (CBS construction) with 1 story
- Interior includes 3 private offices and 1 full bathroom
- About 700 SF warehouse area with a front‑loading roll‑up door
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
$24,226
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
5.19%
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%
$484,520
$484.5K
Cap Rate 7%
$346,086
$346.1K
Cap Rate 9%
$269,178
$269.2K
Market Conditions
NOI Build-Up for 1,485 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
$29.9K $20.16/SF
− Vacancy
−$1.4K −$0.97/SF
EGI
$28.5K $19.19/SF
− OpEx
−$4.3K −$2.88/SF
NOI
$24.2K $16.31/SF
Area
ZIP 33186
Vacancy
4.80%
Lease Rate
$20.16 /SF/Yr
Expense Ratio
15.00%
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%
$484,520
Cap Rate 7%
$346,086
Cap Rate 9%
$269,178
Alternative Uses
Best Use
Warehouse
$346.1K
$302.8K – $403.8K
NOI $24,226 @ 7.0% cap · market cap 5.19%
Second Best
Flex RnD
$342.2K
$299.4K – $399.2K
NOI $23,954 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$810.9K
$709.6K – $946.1K
NOI $56,765 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,207
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 Industrial 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?
Flex space - Flex unit includes three private offices, a full bathroom, and about 700 SF of warehouse with a front-loading roll-up door.
Where is this flex space located?
The property is located at 13690 Southwest 142nd Avenue Unit 23A Miami, FL.
What is the asking price?
The asking price for this property is $467,000.
What are key features of this property?
This property features: 1987‑built flex/industrial/office/warehouse structure (CBS construction) with 1 story; Interior includes 3 private offices and 1 full bathroom; About 700 SF warehouse area with a front‑loading roll‑up door
