Light Industrial Warehouse with
For Sale
$385,000
6-16225 Sw 117th Ave, Miami, FL 33183
Gated 1,080 SF warehouse includes office, bathroom, A/C, high ceilings, and two assigned parking spaces.
Property Size1,080 SF
Price / SF$356.48
Days on Market161
Property Features for 6-16225 Sw 117th Ave
General Information
Standard status
Active
Size
1,080 SF
Total Parking Spaces
2
Additional Details
Highway Access
Yes
Amenities
secure gated complex
24-hour access
Listing Agency:
Miami Brokers Group
(305) 454-2272
Listed By:
Osmany Mena
(305) 282-2108
Source:
Exprealty
Added: Mar 31
Changed: Sep 5
Last Checked: Sep 6 at 1:26PM
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 Miami Brokers Group
Investment Insights
Based on property information with market context.
This 1,080 SF warehouse is located within a secure, gated complex with 24-hour access and overnight parking. The unit includes an office and bathroom, along with A/C and high ceilings designed to support most light-industrial uses.
The property offers highway access and commercial visibility. It includes two assigned parking spaces and is currently tenant occupied on a month-to-month basis.
The space is well-maintained and versatile for contractors, storage, light manufacturing, or other business operations within a low association fee structure.
The property offers highway access and commercial visibility. It includes two assigned parking spaces and is currently tenant occupied on a month-to-month basis.
The space is well-maintained and versatile for contractors, storage, light manufacturing, or other business operations within a low association fee structure.
Key Highlights
- 1,080 SF warehouse in a secure gated complex with 24‑hour access
- Includes an office, bathroom, A/C, and high ceilings suitable for light‑industrial uses
- Two assigned parking spaces plus overnight parking
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
$17,619
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
4.58%
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%
$352,380
$352.4K
Cap Rate 7%
$251,700
$251.7K
Cap Rate 9%
$195,767
$195.8K
Market Conditions
NOI Build-Up for 1,080 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
$21.8K $20.16/SF
− Vacancy
−$1.0K −$0.97/SF
EGI
$20.7K $19.19/SF
− OpEx
−$3.1K −$2.88/SF
NOI
$17.6K $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%
$352,380
Cap Rate 7%
$251,700
Cap Rate 9%
$195,767
Alternative Uses
Best Use
Warehouse
$251.7K
$220.2K – $293.7K
NOI $17,619 @ 7.0% cap · market cap 4.58%
Second Best
Flex RnD
$226.2K
$198.0K – $264.0K
NOI $15,837 @ 7.0% cap · market cap 4.11%
Theoretical Best
Specialty Retail
$729.0K
$637.9K – $850.5K
NOI $51,030 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
621
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33183, FL
35,891
Population
12,734
Households
2.8
Avg Household Size
44
Median Age
31%
College-Educated
85%
High-School Grad
5.5 sq mi
ZIP Area
6,526
Density / Sq Mi
$67,741
Median Household Income
$40,468
Median Earnings
$1,880
Median Rent
$372,000
Median Home Value
Market
Vacancy Rate% for Industrial in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Gated 1,080 SF warehouse includes office, bathroom, A/C, high ceilings, and two assigned parking spaces.
Where is this warehouse located?
The property is located at 6-16225 Sw 117th Ave Miami, FL.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 1,080 SF warehouse in a secure gated complex with 24‑hour access; Includes an office, bathroom, A/C, and high ceilings suitable for light‑industrial uses; Two assigned parking spaces plus overnight parking
