Flex Space with Roll-Up
For Sale
$595,000
7311 12th St, Miami, FL 33126
Warehouse and office configuration with storefront access, two-level offices, and highway connectivity near Miami International Airport.
Property Size2,226 SF
Price / SF$267.30
Days on Market13
Property Features for 7311 12th St
General Information
Standard status
Active
Size
2,226 SF
Property subtype
General Commercial
Warehouse & Industrial
Clear Height
21 ft
Office Build-Out
1,700 SF
Additional Details
Highway Access
Yes
Office Units
1
Amenities
3
2 Parking Spaces.
Building Details
Year Built
1980
Listing Agency:
Brickell Brokers R.E.
(305) 302-3539
Listed By:
Dario Perez
(305) 302-3539
Source:
Xome
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 29 at 7:14AM
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 Brickell Brokers R.E.
Investment Insights
Based on property information with market context.
This 2,226-square-foot flex property combines warehouse and office space within a two-story layout. The warehouse includes 21-foot ceilings, a 10' x 12' electric roll-up bay door, and storefront exposure. The office component measures approximately 1,700 square feet across two floors, with a reception area, three offices, an open workspace, a kitchen, and two bathrooms. The warehouse area can be expanded if a future layout requires less office space.
Located at Doral Flex II Condominium, the property provides access to the Palmetto Expressway, Dolphin Expressway, and Florida’s Turnpike. Miami International Airport is nearby. The property includes 2 parking spaces and was built in 1980.
Located at Doral Flex II Condominium, the property provides access to the Palmetto Expressway, Dolphin Expressway, and Florida’s Turnpike. Miami International Airport is nearby. The property includes 2 parking spaces and was built in 1980.
Key Highlights
- 2,226‑square‑foot flex property with warehouse and office areas
- 21‑foot warehouse ceiling height
- 10' x 12' electric roll‑up bay door
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
$36,314
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
6.10%
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%
$726,280
$726.3K
Cap Rate 7%
$518,771
$518.8K
Cap Rate 9%
$403,489
$403.5K
Market Conditions
NOI Build-Up for 2,226 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
$44.9K $20.16/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$42.7K $19.19/SF
− OpEx
−$6.4K −$2.88/SF
NOI
$36.3K $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%
$726,280
Cap Rate 7%
$518,771
Cap Rate 9%
$403,489
Alternative Uses
Best Use
Office B
$912.3K
$798.2K – $1.06M
NOI $63,858 @ 7.0% cap · market cap 10.73%
Second Best
Warehouse
$518.8K
$453.9K – $605.2K
NOI $36,314 @ 7.0% cap · market cap 6.10%
Theoretical Best
Specialty Retail
$1.50M
$1.31M – $1.75M
NOI $105,180 @ 7.0% cap · market cap 17.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21 ft
Clear height
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,017
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33126, FL
48,751
Population
19,725
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
9,028
Density / Sq Mi
$55,722
Median Household Income
$32,607
Median Earnings
$1,651
Median Rent
$299,800
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse and office configuration with storefront access, two-level offices, and highway connectivity near Miami International Airport.
Where is this flex space located?
The property is located at 7311 12th St Miami, FL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2,226‑square‑foot flex property with warehouse and office areas; 21‑foot warehouse ceiling height; 10' x 12' electric roll‑up bay door
