Condo Warehouse with
For Sale
$709,000
13850 SW 143rd Ct #18, Miami, FL 33186
Warehouse condo in excellent condition with 18-foot concrete ceilings and a mezzanine space totaling about 2,591 sq. ft.
Property Size2,591 SF
Price / SF$273.64
Days on Market284
Property Features for 13850 SW 143rd Ct #18
General Information
Standard status
Active
Size
2,591 SF
Property subtype
Commercial
Additional Details
Clear Height
18 ft
Taxes and HOA fees
Annual Taxes
$6,076
Amenities
Guest
Building Details
Year Built
2007
Listing Agency:
SF REALTY ADVISORS, LLC.
Listed By:
VICTOR PERERA · License #A12005176
(305) 505-5446
Source:
Corcoran
Added: Nov 28, 2025
Changed: Sep 7
Last Checked: Sep 7 at 7:43AM
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 SF REALTY ADVISORS, LLC.
Investment Insights
Based on property information with market context.
This condo warehouse is presented in excellent condition and includes 18-foot-high concrete ceilings. The layout features approximately 2,041 square feet on the first floor plus an added mezzanine of approximately 550 square feet for an estimated total of approximately 2,591 square feet.
The property is located across from Tamiami Airport, providing a convenient airport-adjacent setting.
The current offering also notes that jobs related to cars are welcome, including dealers, rental cars, and body shop uses.
The property is located across from Tamiami Airport, providing a convenient airport-adjacent setting.
The current offering also notes that jobs related to cars are welcome, including dealers, rental cars, and body shop uses.
Key Highlights
- Warehouse condo built in 2007 in excellent condition
- 18‑foot‑high concrete ceilings
- First‑floor warehouse area of 2,041 SF plus mezzanine of approximately 550 SF
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
$42,268
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
5.96%
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%
$845,360
$845.4K
Cap Rate 7%
$603,829
$603.8K
Cap Rate 9%
$469,644
$469.6K
Market Conditions
NOI Build-Up for 2,591 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
$52.2K $20.16/SF
− Vacancy
−$2.5K −$0.97/SF
EGI
$49.7K $19.19/SF
− OpEx
−$7.5K −$2.88/SF
NOI
$42.3K $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%
$845,360
Cap Rate 7%
$603,829
Cap Rate 9%
$469,644
Alternative Uses
Best Use
Warehouse
$603.8K
$528.4K – $704.5K
NOI $42,268 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $99,042 @ 7.0% cap · market cap 13.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18 ft
Clear height
Location Intelligence
Trade Area within ½ mile
1,488
Businesses Nearby
Balanced
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?
Warehouse - Warehouse condo in excellent condition with 18-foot concrete ceilings and a mezzanine space totaling about 2,591 sq. ft.
Where is this warehouse located?
The property is located at 13850 SW 143rd Ct #18 Miami, FL.
What is the asking price?
The asking price for this property is $709,000.
What are key features of this property?
This property features: Warehouse condo built in 2007 in excellent condition; 18‑foot‑high concrete ceilings; First‑floor warehouse area of 2,041 SF plus mezzanine of approximately 550 SF
