Mixed-Use Property
For Sale
Contact for pricing
Pending
3386 Douglas Rd, Miami, FL 33133
Two-lot assemblage offered together for commercial redevelopment or mixed-use planning.
Property Size15,382 SF
Lot Size0.35 Acres
Days on Market184
Property Features for 3386 Douglas Rd
General Information
Standard status
Pending
Size
15,382 SF
Lot size
0.35 Acres
Property subtype
Hospitality, Multifamily, Office, Retail
Building Details
Units
21
Listing Agency:
Cabos Realty, LLC
Listed By:
Franz Hoed DeBeche · License #0482363
Source:
Crexi
Added: Feb 27
Changed: Aug 29
Last Checked: Aug 29 at 5:31PM
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 Cabos Realty, LLC
Investment Insights
Based on property information with market context.
This mixed-use property assemblage combines two lots offered as a single sale. The parcels contain 10,502 square feet and 4,880 square feet, for a combined property size of 15,382 square feet.
The offering is structured for joint acquisition, providing one combined land position rather than separate transactions. Property information identifies the asset in Miami, Florida.
The offering is structured for joint acquisition, providing one combined land position rather than separate transactions. Property information identifies the asset in Miami, Florida.
Key Highlights
- Two lots offered together as one assemblage
- 10,502‑square‑foot lot
- 4,880‑square‑foot lot
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
$501,848
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
8.65%
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%
$10,036,960
$10.0M
Cap Rate 7%
$7,169,257
$7.2M
Cap Rate 9%
$5,576,089
$5.6M
Market Conditions
NOI Build-Up for 15,382 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
$799.2K $51.96/SF
− Vacancy
−$82.3K −$5.35/SF
EGI
$716.9K $46.61/SF
− OpEx
−$215.1K −$13.98/SF
NOI
$501.8K $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%
$10,036,960
Cap Rate 7%
$7,169,257
Cap Rate 9%
$5,576,089
Alternative Uses
Best Use
Retail
$7.17M
$6.27M – $8.36M
NOI $501,848 @ 7.0% cap · market cap 8.65%
Second Best
Mixed Use
$5.19M
$4.54M – $6.06M
NOI $363,400 @ 7.0% cap · market cap 6.27%
Theoretical Best
Specialty Retail
$10.38M
$9.09M – $12.11M
NOI $726,806 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,512
Businesses Nearby
Explore this area
Business Placement
Demographics for 33133, FL
34,141
Population
17,235
Households
2
Avg Household Size
43
Median Age
62%
College-Educated
95%
High-School Grad
4.2 sq mi
ZIP Area
8,129
Density / Sq Mi
$92,734
Median Household Income
$58,233
Median Earnings
$1,945
Median Rent
$906,800
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-lot assemblage offered together for commercial redevelopment or mixed-use planning.
Where is this mixed-use property located?
The property is located at 3386 Douglas Rd Miami, FL.
What is the asking price?
The asking price for this property is $5,800,000.
What are key features of this property?
This property features: Two lots offered together as one assemblage; 10,502‑square‑foot lot; 4,880‑square‑foot lot
