Second-Floor Office
New
For Sale
$8,750,000
13xxx SW 42 Street, Miami, FL 33175
The office portfolio occupies an entire floor in a professional building and includes on-site parking.
Property Size18,000 SF
Days on Market2
Property Features for 13xxx SW 42 Street
General Information
Standard status
Active
Size
18,000 SF
Building Details
Building Size
18,000 SF
Buildings
1
Stories
2
Listing Agency:
First Service Realty ERA
Listed By:
Alejandro Clemente · License #0485256
(786) 325-0444
Source:
Laerrealty
Added: Sep 30
Last Checked: Oct 1 at 8:03AM
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 First Service Realty ERA
Investment Insights
Based on property information with market context.
A 10-folio office portfolio spans the building’s full second floor, totaling more than 18,000 square feet. The space is in an A1-class professional building and is presented for medical or other professional business use. More than 40 parking spaces are included.
The property is in Miami, near hospitals, schools, and highways.
The property is in Miami, near hospitals, schools, and highways.
Key Highlights
- Entire second floor comprises more than 18,000 square feet
- Portfolio includes 10 folio numbers
- More than 40 parking spaces included in the sale
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
$425,250
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
4.86%
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%
$8,505,000
$8.5M
Cap Rate 7%
$6,075,000
$6.1M
Cap Rate 9%
$4,725,000
$4.7M
Market Conditions
NOI Build-Up for 18,000 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
$756.0K $42.00/SF
− Vacancy
−$189.0K −$10.50/SF
EGI
$567.0K $31.50/SF
− OpEx
−$141.8K −$7.88/SF
NOI
$425.3K $23.63/SF
Area
ZIP 33175
Vacancy
25.00%
Lease Rate
$42.00 /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%
$8,505,000
Cap Rate 7%
$6,075,000
Cap Rate 9%
$4,725,000
Alternative Uses
Best Use
Office B
$6.07M
$5.32M – $7.09M
NOI $425,250 @ 7.0% cap · market cap 4.86%
Second Best
Healthcare Medical
$3.48M
$3.05M – $4.06M
NOI $243,648 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$9.13M
$7.99M – $10.65M
NOI $639,251 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 33175, FL
52,950
Population
17,787
Households
3
Avg Household Size
47
Median Age
31%
College-Educated
79%
High-School Grad
7.9 sq mi
ZIP Area
6,703
Density / Sq Mi
$79,711
Median Household Income
$40,159
Median Earnings
$1,943
Median Rent
$456,600
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - The office portfolio occupies an entire floor in a professional building and includes on-site parking.
Where is this office units located?
The property is located at 13xxx SW 42 Street Miami, FL.
What is the asking price?
The asking price for this property is $8,750,000.
What are key features of this property?
This property features: Entire second floor comprises more than 18,000 square feet; Portfolio includes 10 folio numbers; More than 40 parking spaces included in the sale
