Corner End-Cap Flex
For Sale
$1,987,500
18647 SW 107th Avenue Unit 1, Cutler Bay, FL 33157
Air-conditioned showroom with retail storefront windows, 16-foot clear height, and a grade-level loading door for flexible operations.
Property Size4,368 SF
Price / SF$455.01
Days on Market81
Property Features for 18647 SW 107th Avenue Unit 1
General Information
Standard status
Active
Size
4,368 SF
Property subtype
Commercial
Lease Term
[]
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
1
Heavy Power
Yes
Additional Details
Business Included
Yes
Commercial Hood
Yes
Building Details
Year Built
1980
Listing Agency:
One Sotheby's International Realty
Listed By:
Jorge Uribe · License #3080567
(786) 371-8777
Source:
Onesothebysrealty
Added: Jun 16
Changed: Sep 3
Last Checked: Sep 3 at 11:47AM
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 corner/end-cap flex showroom is built for a showroom-and-operations setup, with a retail-style storefront window line and an open showroom layout. The interior includes 16-foot clear ceiling height and fully air-conditioned space, plus new impact-rated sliding doors, windows, and shutters. Additional improvements include new plumbing, a new 400-amp electrical service, and an updated kitchen and bar for on-site use. The space also features a private owner’s lounge, separate men’s and women’s restrooms, a dedicated workshop area, and twin “T” concrete roof construction. A 12' x 12' grade-level loading door supports receiving and service needs.
Located at 18647 SW 107th Ave in Cutler Bay, the property provides direct frontage on SW 107th Avenue, supported by its end-cap position.
For tenants seeking a functional front-of-house environment with space to support day-to-day work, this layout provides dedicated showroom space and an internal workshop component under clear-height conditions. The combination of air-conditioned comfort, impact-rated openings, and a grade-level loading door can help simplify customer-facing operations and deliveries in one facility.
Located at 18647 SW 107th Ave in Cutler Bay, the property provides direct frontage on SW 107th Avenue, supported by its end-cap position.
For tenants seeking a functional front-of-house environment with space to support day-to-day work, this layout provides dedicated showroom space and an internal workshop component under clear-height conditions. The combination of air-conditioned comfort, impact-rated openings, and a grade-level loading door can help simplify customer-facing operations and deliveries in one facility.
Key Highlights
- Approximately 5,000 SF total with 4,300 SF ground floor plus 700 SF mezzanines
- Corner/end‑cap with direct frontage on SW 107th Avenue and retail‑style storefront windows
- Open showroom layout with 16‑foot clear 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
$76,364
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
3.84%
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%
$1,527,280
$1.5M
Cap Rate 7%
$1,090,914
$1.1M
Cap Rate 9%
$848,489
$848.5K
Market Conditions
NOI Build-Up for 4,368 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
$117.9K $27.00/SF
− Vacancy
−$8.8K −$2.03/SF
EGI
$109.1K $24.98/SF
− OpEx
−$32.7K −$7.49/SF
NOI
$76.4K $17.48/SF
Area
ZIP 33157
Vacancy
7.50%
Lease Rate
$27.00 /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%
$1,527,280
Cap Rate 7%
$1,090,914
Cap Rate 9%
$848,489
Alternative Uses
Best Use
Retail
$1.09M
$954.6K – $1.27M
NOI $76,364 @ 7.0% cap · market cap 3.84%
Second Best
Flex RnD
$995.8K
$871.4K – $1.16M
NOI $69,708 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,125 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
1
Drive-in doors
Turnkey business
Opportunity
Yes
Heavy power
Yes
Commercial hood
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
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Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned showroom with retail storefront windows, 16-foot clear height, and a grade-level loading door for flexible operations.
Where is this flex space located?
The property is located at 18647 SW 107th Avenue 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: Approximately 5,000 SF total with 4,300 SF ground floor plus 700 SF mezzanines; Corner/end‑cap with direct frontage on SW 107th Avenue and retail‑style storefront windows; Open showroom layout with 16‑foot clear ceiling height
