Retail-Office Mixed-Use
For Sale
$3,190,000
1772 W Flagler Street, Miami, FL 33135
Retail frontage with internal office space, plus impact windows and recently installed roof, backed by recertification through 2030.
Property Size3,880 SF
Days on Market67
Property Features for 1772 W Flagler Street
General Information
Standard status
Active
Size
3,880 SF
Zoning
6100
Building Details
Building Size
3,880 SF
Year Built
1960
Year Renovated
2025
Listing Agency:
DK International Rlty Inc.
(305) 710-5827
Listed By:
Daniel Bajaroff · License #0635019
(305) 710-5827
Source:
Laerrealty
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 16 at 3:04AM
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 DK International Rlty Inc.
Investment Insights
Based on property information with market context.
This mixed-use commercial building is configured with retail space at the front and office space inside. The property includes impact windows and has a roof that was installed in February 2025. Recertification has been passed and is valid through 2030.
Located at 1772 W Flagler Street in Miami, this property offers practical on-site convenience with plenty of parking for customers and staff. The combination of street-facing retail frontage and interior office areas supports a variety of day-to-day business operations.
For tenants, owners, or investors seeking a flexible setup, the layout supports a retail customer experience while keeping office functions separated within the same building. Recent roof installation and current recertification provide added reliability for an incoming operator. The impact windows also support day-to-day durability for a business that needs dependable exterior protection while serving the public-facing retail portion of the property.
Located at 1772 W Flagler Street in Miami, this property offers practical on-site convenience with plenty of parking for customers and staff. The combination of street-facing retail frontage and interior office areas supports a variety of day-to-day business operations.
For tenants, owners, or investors seeking a flexible setup, the layout supports a retail customer experience while keeping office functions separated within the same building. Recent roof installation and current recertification provide added reliability for an incoming operator. The impact windows also support day-to-day durability for a business that needs dependable exterior protection while serving the public-facing retail portion of the property.
Key Highlights
- Roof installed Feb 2025
- Recertification passed, good through 2030
- Impact windows
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
$126,588
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
3.97%
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%
$2,531,760
$2.5M
Cap Rate 7%
$1,808,400
$1.8M
Cap Rate 9%
$1,406,533
$1.4M
Market Conditions
NOI Build-Up for 3,880 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
$201.6K $51.96/SF
− Vacancy
−$20.8K −$5.35/SF
EGI
$180.8K $46.61/SF
− OpEx
−$54.3K −$13.98/SF
NOI
$126.6K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /SF/Yr
Expense Ratio
30.00%
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%
$2,531,760
Cap Rate 7%
$1,808,400
Cap Rate 9%
$1,406,533
Alternative Uses
Best Use
Retail
$1.81M
$1.58M – $2.11M
NOI $126,588 @ 7.0% cap · market cap 3.97%
Second Best
Office B
$1.59M
$1.39M – $1.86M
NOI $111,308 @ 7.0% cap · market cap 3.49%
Theoretical Best
Specialty Retail
$2.62M
$2.29M – $3.06M
NOI $183,332 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,334
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail frontage with internal office space, plus impact windows and recently installed roof, backed by recertification through 2030.
Where is this retail space located?
The property is located at 1772 W Flagler Street Miami, FL.
What is the asking price?
The asking price for this property is $3,190,000.
What are key features of this property?
This property features: Roof installed Feb 2025; Recertification passed, good through 2030; Impact windows
