Airport Flex
New
For Sale
$298,000
13690 SW 142nd Ave 33, Miami, FL 33186
Commercial unit combining office functions with warehouse storage at Tamiami Airport.
Property Size857 SF
Price / SF$347.72
Days on Market2
Property Features for 13690 SW 142nd Ave 33
General Information
Standard status
Active
Size
857 SF
Building Details
Year Built
2003
Listing Agency:
R1S1 KM Investment Corp
Listed By:
Kelly Micieli · License #3135338
Source:
Mymiahomes
Added: Aug 29
Last Checked: Aug 29 at 9:59PM
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 R1S1 KM Investment Corp
Investment Insights
Based on property information with market context.
This 857-square-foot flex space combines office and warehouse functionality in a commercial unit built in 2003. The property is located within Tamiami Airport and is suited to users seeking a compact combination of work and storage areas.
HOA maintenance and water are included, providing defined ongoing property services for the space. The unit is located at 13690 SW 142nd Ave 33, Miami, Florida 33186.
HOA maintenance and water are included, providing defined ongoing property services for the space. The unit is located at 13690 SW 142nd Ave 33, Miami, Florida 33186.
Key Highlights
- 857 SF flex space
- Office and warehouse configuration
- Located within Tamiami Airport
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
$13,981
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
4.69%
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%
$279,620
$279.6K
Cap Rate 7%
$199,729
$199.7K
Cap Rate 9%
$155,344
$155.3K
Market Conditions
NOI Build-Up for 857 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
$17.3K $20.16/SF
− Vacancy
−$829 −$0.97/SF
EGI
$16.4K $19.19/SF
− OpEx
−$2.5K −$2.88/SF
NOI
$14.0K $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%
$279,620
Cap Rate 7%
$199,729
Cap Rate 9%
$155,344
Alternative Uses
Best Use
Warehouse
$199.7K
$174.8K – $233.0K
NOI $13,981 @ 7.0% cap · market cap 4.69%
Second Best
Flex RnD
$197.5K
$172.8K – $230.4K
NOI $13,824 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$468.0K
$409.5K – $546.0K
NOI $32,759 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial unit combining office functions with warehouse storage at Tamiami Airport.
Where is this flex space located?
The property is located at 13690 SW 142nd Ave 33 Miami, FL.
What is the asking price?
The asking price for this property is $298,000.
What are key features of this property?
This property features: 857 SF flex space; Office and warehouse configuration; Located within Tamiami Airport
