Flex Space with Roll-Up
New
For Sale
Contact for pricing
13690 SW 142nd Ave # A #23-A, Miami, FL 33186
Versatile commercial unit with private offices, warehouse space, and front and rear access.
Property Size1,485 SF
Price / SF$291.92
Days on Market7
Property Features for 13690 SW 142nd Ave # A #23-A
General Information
Standard status
Active
Size
1,485 SF
Total Parking Spaces
2
Property subtype
Industrial, Mixed Use, Office
Zoning
7700
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
700 SF
Drive-In Doors
1
Amenities
private offices
full bathroom
HOA includes water, roof, and insurance
Building Details
Year Built
1987
Buildings
1
Listing Agency:
Mari Real Estate & Management Group, Inc
(305) 345-1024
Listed By:
Karen Mari · License #3157769
Source:
Crexi
Added: Aug 7
Changed: Aug 12
Last Checked: Aug 12 at 2:22AM
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.
This 1,485 SF flex unit, built in 1987, combines three private offices with one full bathroom and approximately 700 SF of warehouse area. A front-loading roll-up door supports warehouse access, while entry is available from both the front and rear of the building. The property is designated under zoning code 7700 and is available for immediate occupancy.
The unit is located near Florida’s Turnpike, Tamiami Airport, and shopping centers. HOA services include water, roof, and insurance. Existing sign business inventory may be purchased separately and is not included with the property.
The unit is located near Florida’s Turnpike, Tamiami Airport, and shopping centers. HOA services include water, roof, and insurance. Existing sign business inventory may be purchased separately and is not included with the property.
Key Highlights
- 1,485 SF flex unit built in 1987
- Approximately 700 SF of warehouse space
- Three private offices and one full bathroom
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
5.59%
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
Office B
$676.7K
$592.2K – $789.5K
NOI $47,372 @ 7.0% cap · market cap 10.93%
Second Best
Warehouse
$346.1K
$302.8K – $403.8K
NOI $24,226 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$810.9K
$709.6K – $946.1K
NOI $56,765 @ 7.0% cap · market cap 13.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,706
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 Office in Miami, FL
Questions? Ask Rey
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- Picameal Catering — 14395 SW 139th Ct #106, Miami, FL 33186
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial unit with private offices, warehouse space, and front and rear access.
Where is this flex space located?
The property is located at 13690 SW 142nd Ave # A #23-A Miami, FL.
What is the asking price?
The asking price for this property is $433,500.
What are key features of this property?
This property features: 1,485 SF flex unit built in 1987; Approximately 700 SF of warehouse space; Three private offices and one full bathroom
