Warehouse Suite with Limited Ceiling
For Sale
$569,000
14250 SW 136th St 6, Miami, FL 33186
Gated warehouse in a condo complex with a legally built second floor limiting ceiling height and use approvals.
Property Size2,110 SF
Days on Market59
Property Features for 14250 SW 136th St 6
General Information
Standard status
Active
Size
2,110 SF
Property subtype
Industrial
Building Details
Building Size
2,110 SF
Year Built
1989
Stories
2
Listing Agency:
REALTY PLUS, LLC
(305) 815-9639
Listed By:
Alfredo Perez · License #A12032189
(305) 815-9639
Source:
Elliman
Added: Jun 16
Changed: Aug 8
Last Checked: Jun 26 at 5:27PM
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 REALTY PLUS, LLC
Investment Insights
Based on property information with market context.
This offering is Warehouse #6 within a gated industrial complex. The building includes a legally built second floor, which limits ceiling height. The property is part of a condominium association framework, with specified business-type approvals that prospective occupants must meet before operations are permitted.
The warehouses are located on SW 136 Street and run parallel to Tamiami Airport. The complex is gated from sundown to sunset, providing controlled access during those hours. The adjacent option to purchase the neighboring corner warehouse (Warehouse #5) is also noted in the offering details.
Warehouse #6 may be suitable for users seeking enclosed storage or light industrial space that can operate under the condominium association’s limitations. The association will not approve certain business types, including vehicle sales, mechanics, tires, paint & body shops, food processing, and businesses that use or store chemicals. Interested buyers should coordinate showings directly with the listing agent to review the fit for their intended use and confirm approval requirements prior to moving forward.
The warehouses are located on SW 136 Street and run parallel to Tamiami Airport. The complex is gated from sundown to sunset, providing controlled access during those hours. The adjacent option to purchase the neighboring corner warehouse (Warehouse #5) is also noted in the offering details.
Warehouse #6 may be suitable for users seeking enclosed storage or light industrial space that can operate under the condominium association’s limitations. The association will not approve certain business types, including vehicle sales, mechanics, tires, paint & body shops, food processing, and businesses that use or store chemicals. Interested buyers should coordinate showings directly with the listing agent to review the fit for their intended use and confirm approval requirements prior to moving forward.
Key Highlights
- Warehouse #6 for sale, with an option to also purchase next‑door Corner Warehouse #5 (ML#A12032189).
- Gated condo complex with access from sundown to sunset.
- Both Warehouse #5 and #6 have a legally built 2nd floor, limiting ceiling height.
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
$34,421
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
6.05%
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%
$688,420
$688.4K
Cap Rate 7%
$491,729
$491.7K
Cap Rate 9%
$382,456
$382.5K
Market Conditions
NOI Build-Up for 2,110 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
$42.5K $20.16/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$40.5K $19.19/SF
− OpEx
−$6.1K −$2.88/SF
NOI
$34.4K $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%
$688,420
Cap Rate 7%
$491,729
Cap Rate 9%
$382,456
Alternative Uses
Best Use
Warehouse
$491.7K
$430.3K – $573.7K
NOI $34,421 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,655 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,620
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?
Warehouse - Gated warehouse in a condo complex with a legally built second floor limiting ceiling height and use approvals.
Where is this warehouse located?
The property is located at 14250 SW 136th St 6 Miami, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Warehouse #6 for sale, with an option to also purchase next‑door Corner Warehouse #5 (ML#A12032189).; Gated condo complex with access from sundown to sunset.; Both Warehouse #5 and #6 have a legally built 2nd floor, limiting ceiling height.
