Mango Farm with Packing
For Sale
$2,450,000
20601 SW 194th Ave, Miami, FL 33187
Land, Miami, FL
Property Size13,000 SF
Lot Size9.43 Acres
Price / SF$188.46
Days on Market54
Property Features for 20601 SW 194th Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
8900
Vegetation
Grassed
Subdivision
MULTI USE
Lot features
5-10 Acres
Directions
BETWEEN 192 ST AND 216 STREET WRAPPED AROUND BY COSTA
Standard status
Active
APN
30-68-11-000-0021
Lot size
9.43 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
11 56 38 9.43 AC M/L PORT OF SE1/4 OF NW1/4 DESC BEG SW COR OF SE1/4 OF NW1/4 N708.50 FT E638.52FT S705FT W638FT TO POB LESS W25FT & S35FT &
Tax Annual Amount
10581
Legal Description
11 56 38 9.43 AC M/L PORT OF SE1/4 OF NW1/4 DESC BEG SW COR OF SE1/4 OF NW1/4 N708.50 FT E638.52FT S705FT W638FT TO POB LESS W25FT & S35FT &
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Water source
Well
Listing Agency:
The Keyes Company
(305) 247-7221
Listed By:
Nancy O'Brien · License #0695059
(305) 632-2355
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# A11943911
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 9.43-acre agricultural property includes approximately 8 acres of Tommy Atkins mango trees, two solid CBS commercial buildings, and a separately entered two-bedroom, one-bath house currently occupied month to month. The commercial improvements include cooling rooms, a dock-height loading area, an air-conditioned dock office, executive offices with a full bath, two worker half baths, a patio, and equipment including a washer and sorter. The buildings are fenced and gated, and vehicles or equipment can be driven inside. A third septic system may be possible, with a well and water available on site.
The property has distinct access into the residence and two additional entrances serving the commercial area. Existing improvements support continued agricultural packing operations, storage, or other uses identified in the source information, including parties. Irrigation, boxes, and additional packing-related equipment are included.
The property has distinct access into the residence and two additional entrances serving the commercial area. Existing improvements support continued agricultural packing operations, storage, or other uses identified in the source information, including parties. Irrigation, boxes, and additional packing-related equipment are included.
Key Highlights
- 9.43‑acre agricultural property with approximately 8 acres of Tommy Atkins mango trees
- Two CBS commercial buildings, each over 6500 SF
- Dock‑height loading area with air‑conditioned dock office
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
$212,075
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
8.66%
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%
$4,241,500
$4.2M
Cap Rate 7%
$3,029,643
$3.0M
Cap Rate 9%
$2,356,389
$2.4M
Market Conditions
NOI Build-Up for 13,000 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
$262.1K $20.16/SF
− Vacancy
−$12.6K −$0.97/SF
EGI
$249.5K $19.19/SF
− OpEx
−$37.4K −$2.88/SF
NOI
$212.1K $16.31/SF
Area
Miami, FL
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%
$4,241,500
Cap Rate 7%
$3,029,643
Cap Rate 9%
$2,356,389
Alternative Uses
Best Use
Warehouse
$3.03M
$2.65M – $3.53M
NOI $212,075 @ 7.0% cap · market cap 8.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.78M
$7.68M – $10.24M
NOI $614,256 @ 7.0% cap · market cap 25.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Explore this area
Business Placement
Demographics for 33187, FL
19,233
Population
5,825
Households
3.3
Avg Household Size
42
Median Age
32%
College-Educated
87%
High-School Grad
112.9 sq mi
ZIP Area
170
Density / Sq Mi
$113,498
Median Household Income
$47,995
Median Earnings
$2,065
Median Rent
$501,800
Median Home Value
Market
Vacancy Rate% for Industrial in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Farm - Agricultural property with established mango cultivation, enclosed processing improvements, a residence, and separate access points.
Where is this farm located?
The property is located at 20601 SW 194th Ave Miami, FL.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 9.43‑acre agricultural property with approximately 8 acres of Tommy Atkins mango trees; Two CBS commercial buildings, each over 6500 SF; Dock‑height loading area with air‑conditioned dock office
