Personal Collection Warehouse with
For Sale
$1,987,500
18647 SW 107th Ave Unit 1, Cutler Bay, FL 33157
2021-built collection warehouse with solid concrete construction and extensive security features.
Property Size5,000 SF
Price / SF$397.50
Days on Market50
Property Features for 18647 SW 107th Ave Unit 1
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Special Purpose
Amenities
Square Feet: 4368, Features: City Location, Corner Unit, Corner Lot
Roof: Other
Sewer: Other
Parcel Number: 30-60-05-096-0010, Tax Annual Amount: $5,559, Tax Legal Description: QUAIL ROOST COMMERCE CENTER CONDO UNIT 18647 UNDIV 2184/84509% INT IN COMMON ELEMENTS OFF REC 23571-0002 COC 24019-0580 11 2005 2
Flooring: Other, Tile
Cooling: Central Building A/C
Heating: Central Electric
Business Type: Store/Warehouse Combination, Warehouse Space, Special Listing Conditions: Sale, Standard Status: Active
Construction Materials: CBS Construction, Stories: 1, Year Built: 1980, Year Built Details: Resale, Building Area Total: 4368, Building Features: Exterior Lighting, Structure Type: Commercial, Store/Warehouse Combination
County Or Parish: Miami-Dade County, Unit Number: 1
Leasable Area Units: Square Feet
Possession: Funding
Inclusions: Other Sale Includes
Water Source: Public
Road Frontage Type: County Road, Other Road Frontage
Features: Smoke Detector(s)
Building Details
Year Built
1980
Listing Agency:
One Sotheby's International Realty
(786) 371-8777
Listed By:
Jorge Uribe · License #3085829
(786) 371-8777
Source:
Riserealty
Added: Jul 14
Changed: Aug 31
Last Checked: Aug 31 at 3:05PM
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 One Sotheby's International Realty
Investment Insights
Based on property information with market context.
This personal collection warehouse features a 2021 build-out designed by Strang Architecture, with luxury finishes throughout. The layout includes 4,300 square feet (plus) and an additional 700 square feet divided into two mezzanines, offering flexible interior configuration. Solid concrete construction and extensive security features are in place to help protect valuable assets.
Located at 18647 SW 107th Ave Unit 1 in Cutler Bay, the property is positioned away from the coastline, intended to help reduce exposure to corrosive salt air.
Conceptual renderings in the gallery show how the space could be modified with minor details into a gallery-style venue suitable for exotic cars, rare art, and fine wine collections.
Located at 18647 SW 107th Ave Unit 1 in Cutler Bay, the property is positioned away from the coastline, intended to help reduce exposure to corrosive salt air.
Conceptual renderings in the gallery show how the space could be modified with minor details into a gallery-style venue suitable for exotic cars, rare art, and fine wine collections.
Key Highlights
- Collection warehouse with solid concrete construction
- 2021 build‑out designed by Strang Architecture with luxury finishes
- Includes 4,300+ SF plus an additional 700 SF split into two mezzanines
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
$65,545
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
3.30%
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%
$1,310,900
$1.3M
Cap Rate 7%
$936,357
$936.4K
Cap Rate 9%
$728,278
$728.3K
Market Conditions
NOI Build-Up for 5,000 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
$81.6K $16.32/SF
− Vacancy
−$4.5K −$0.90/SF
EGI
$77.1K $15.42/SF
− OpEx
−$11.6K −$2.31/SF
NOI
$65.5K $13.11/SF
Area
ZIP 33157
Vacancy
5.50%
Lease Rate
$16.32 /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%
$1,310,900
Cap Rate 7%
$936,357
Cap Rate 9%
$728,278
Alternative Uses
Best Use
Warehouse
$936.4K
$819.3K – $1.09M
NOI $65,545 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.54M
$2.22M – $2.96M
NOI $177,570 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,494
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33157, FL
68,069
Population
23,176
Households
2.9
Avg Household Size
42
Median Age
33%
College-Educated
86%
High-School Grad
14.9 sq mi
ZIP Area
4,568
Density / Sq Mi
$80,364
Median Household Income
$38,803
Median Earnings
$1,493
Median Rent
$478,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- CubeSmart — 19300 SW 106th Ave, Cutler Bay, FL 33157
- CubeSmart Self Storage — 19395 SW 106th Ave, Cutler Bay, FL 33157
- Self Storage — 18901 sw 106th ave, cutler bay, fl 33157
- Public Storage — 10505 Marlin Rd, Cutler Bay, FL 33157
- Value Store It Self Storage — 10900 Quail Roost Dr, Miami, FL 33157
Frequently Asked Questions
What type of property is this?
Warehouse - 2021-built collection warehouse with solid concrete construction and extensive security features.
Where is this warehouse located?
The property is located at 18647 SW 107th Ave Unit 1 Cutler Bay, FL.
What is the asking price?
The asking price for this property is $1,987,500.
What are key features of this property?
This property features: Collection warehouse with solid concrete construction; 2021 build‑out designed by Strang Architecture with luxury finishes; Includes 4,300+ SF plus an additional 700 SF split into two mezzanines
