Two-Unit Storefront
For Sale
Under Contract
$2,499,000
2292 SW 22nd St, Miami, FL 33145
Commercial Sale, Miami, FL
Property Size6,000 SF
Lot Size0.11 Acres
Price / SF$416.50
Days on Market55
Property Features for 2292 SW 22nd St
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
6101
Subdivision
41
Standard status
Active Under Contract
APN
01-41-15-006-0670
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
SILVER BLUFF ESTATES SECTION A PB 10-59 LOTS 3 & 4 BLK 4 LOT SIZE 50.000 X 100 OR 17180-4210 1095 6
Tax Annual Amount
24227
Legal Description
SILVER BLUFF ESTATES SECTION A PB 10-59 LOTS 3 & 4 BLK 4 LOT SIZE 50.000 X 100 OR 17180-4210 1095 6
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1946
Architectural style
Other
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Jeannie Montes de Oca · License #3031590
(305) 965-9242
Added: Jun 30
Changed: Aug 19
Last Checked: Aug 23 at 3:06PM
MLS# A11780795
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 storefront property contains two units totaling 6,000 square feet, including 4,500 square feet on the ground level and a 1,500-square-foot mezzanine. Constructed in 1946, the building has central air conditioning, electric and central heating, public water, and public sewer. The site encompasses 0.1148 acres.
The property is located on Coral Way in Miami, between Downtown Miami, Brickell, and Coral Gables. The surrounding area includes residential development, boutique businesses, and dining establishments. Miami International Airport, I-95, and Key Biscayne are also identified as nearby access points and destinations.
The property is located on Coral Way in Miami, between Downtown Miami, Brickell, and Coral Gables. The surrounding area includes residential development, boutique businesses, and dining establishments. Miami International Airport, I-95, and Key Biscayne are also identified as nearby access points and destinations.
Key Highlights
- Two commercial units totaling 6,000 square feet
- 4,500 square feet of ground‑level space plus a 1,500‑square‑foot mezzanine
- 0.1148‑acre site on the Coral Way corridor
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
$195,754
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
7.83%
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%
$3,915,080
$3.9M
Cap Rate 7%
$2,796,486
$2.8M
Cap Rate 9%
$2,175,044
$2.2M
Market Conditions
NOI Build-Up for 6,000 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
$311.8K $51.96/SF
− Vacancy
−$32.1K −$5.35/SF
EGI
$279.6K $46.61/SF
− OpEx
−$83.9K −$13.98/SF
NOI
$195.8K $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%
$3,915,080
Cap Rate 7%
$2,796,486
Cap Rate 9%
$2,175,044
Alternative Uses
Best Use
Retail
$2.80M
$2.45M – $3.26M
NOI $195,754 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.05M
$3.54M – $4.73M
NOI $283,503 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,886
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33145, FL
29,737
Population
12,773
Households
2.3
Avg Household Size
44
Median Age
42%
College-Educated
85%
High-School Grad
2.5 sq mi
ZIP Area
11,895
Density / Sq Mi
$70,592
Median Household Income
$43,039
Median Earnings
$1,769
Median Rent
$560,300
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Perak Florist — 2637 NW 20th St, Miami, FL 33142
- Klola Florist — 1347 NW 14th St, Miami, FL 33125
- Flowers by Nelson — 1518 NW 17th Ave, Miami, FL 33125
- Arlen Flower Design — 1670 NW 17th Ave, Miami, FL 33125
- Marjorie Flowers — 1684 NW 27th Ave, Miami, FL 33125
Frequently Asked Questions
What type of property is this?
Storefront property - The building combines two commercial units with ground-level retail space and a mezzanine.
Where is this storefront property located?
The property is located at 2292 SW 22nd St Miami, FL.
What is the asking price?
The asking price for this property is $2,499,000.
What are key features of this property?
This property features: Two commercial units totaling 6,000 square feet; 4,500 square feet of ground‑level space plus a 1,500‑square‑foot mezzanine; 0.1148‑acre site on the Coral Way corridor
