Class A Office
For Sale
$320,000
1809-175 Sw 7th St, Miami, FL 33135
Open-plan office suite with a glass-enclosed office, modern tile finishes, and covered parking.
Property Size547 SF
Price / SF$585.01
Days on Market13
Property Features for 1809-175 Sw 7th St
General Information
Standard status
Active
Size
547 SF
Class
A
Total Parking Spaces
1
Additional Details
Highway Access
Yes
Amenities
2 phone lines
high-speed internet
digital cable tv
valet parking
Listing Agency:
Envirotek Realty
(305) 722-3548
Listed By:
Claudine Jorajuria · License #3426092
(305) 281-3594
Source:
Exprealty
Added: Sep 3
Changed: Sep 14
Last Checked: Sep 14 at 12:40PM
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 Envirotek Realty
Investment Insights
Based on property information with market context.
This 547-square-foot office unit is positioned in a full Class A building and offers an east-facing open layout with east views. The suite includes one enclosed glass office and modern tile flooring, providing a clean, contemporary workspace configuration. One covered parking space is assigned on the 10th floor, with valet parking also available.
Building maintenance includes 2 phone lines, high-speed internet, and digital cable TV. The property is located at 1809-175 SW 7th St in Miami, with access to I-95 and Brickell City Center one block away.
Building maintenance includes 2 phone lines, high-speed internet, and digital cable TV. The property is located at 1809-175 SW 7th St in Miami, with access to I-95 and Brickell City Center one block away.
Key Highlights
- 547 square feet with an east‑facing open floor plan
- One enclosed glass office with modern tile flooring
- Full Class A building with east views
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
$15,692
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
4.90%
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%
$313,840
$313.8K
Cap Rate 7%
$224,171
$224.2K
Cap Rate 9%
$174,356
$174.4K
Market Conditions
NOI Build-Up for 547 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
$24.6K $45.00/SF
− Vacancy
−$3.7K −$6.75/SF
EGI
$20.9K $38.25/SF
− OpEx
−$5.2K −$9.56/SF
NOI
$15.7K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$313,840
Cap Rate 7%
$224,171
Cap Rate 9%
$174,356
Alternative Uses
Best Use
Office B
$224.2K
$196.2K – $261.5K
NOI $15,692 @ 7.0% cap · market cap 4.90%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$369.2K
$323.1K – $430.8K
NOI $25,846 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,972
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?
Office units - Open-plan office suite with a glass-enclosed office, modern tile finishes, and covered parking.
Where is this office units located?
The property is located at 1809-175 Sw 7th St Miami, FL.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: 547 square feet with an east‑facing open floor plan; One enclosed glass office with modern tile flooring; Full Class A building with east views
