Warehouse Condo with Legal Second
New
For Sale
$569,000
14250 SW 136th St 6, Miami, FL 33186
Warehouse condominium with a legally built second floor in a gated complex near Tamiami Airport.
Property Size2,110 SF
Price / SF$269.67
Days on Market2
Property Features for 14250 SW 136th St 6
General Information
Standard status
Active
Size
2,110 SF
Additional Details
Fenced Yard
Yes
Building Details
Year Built
1989
Buildings
1
Stories
2
Listing Agency:
Realty Plus, LLC
Listed By:
Alfredo Perez · License #A12032189
(305) 815-9639
Source:
Chenoregroup
Added: Sep 10
Last Checked: Sep 10 at 2:58PM
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.
Warehouse #6 offers 2,110 square feet within a condominium warehouse complex. Built in 1989, the property includes a legally constructed second floor, with the configuration limiting high-ceiling clearance. The unit is identified as Warehouse #6 and is located at 14250 SW 136th St 6, Miami, FL 33186.
The complex is gated from sundown to sunset and sits parallel to Tamiami Airport. The condominium association does not approve vehicle sales, mechanic operations, tire businesses, paint and body shops, food processing, or businesses that use or store chemicals. An adjacent corner warehouse, Warehouse #5, is also identified as available for separate purchase.
The complex is gated from sundown to sunset and sits parallel to Tamiami Airport. The condominium association does not approve vehicle sales, mechanic operations, tire businesses, paint and body shops, food processing, or businesses that use or store chemicals. An adjacent corner warehouse, Warehouse #5, is also identified as available for separate purchase.
Key Highlights
- 2,110‑square‑foot Warehouse #6
- Legally built second floor
- Built in 1989
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
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Miami, FL
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Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse condominium with a legally built second floor in a gated complex near Tamiami Airport.
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: 2,110‑square‑foot Warehouse #6; Legally built second floor; Built in 1989
