Flex Space With Warehouse
For Sale
$595,000
7311 NW 12th St Unit 20, Miami, FL 33126
Versatile flex property combines showroom-style frontage, warehouse capacity, and two levels of office space.
Property Size2,226 SF
Price / SF$267.30
Days on Market8
Property Features for 7311 NW 12th St Unit 20
General Information
Standard status
Active
Size
2,226 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
21 ft
Office Build-Out
1,700 SF
Additional Details
Highway Access
Yes
Office Units
1
Amenities
Features: Near Airport
Roof: Concrete
Sewer: Other
Parcel Number: 30-30-35-014-0200, New Taxes Expense: 7048, Tax Legal Description: DORAL FLEX II CONDO UNIT 20 UNDIV 4.315% INT IN COMMON ELEMENTS OFF REC 20912-3684 COC 23225-4676 03 2005 1
Flooring: Tile
Cooling: Central Individual A/C
Heating: Central Individual A/C
Business Type: Light Manufacturing, Office/Warehouse Combination, Special Listing Conditions: Sale, Standard Status: Active
Parking Total: 2, Features: Assigned
Features: Clear Impact Glass
Construction Materials: CBS Construction, Stories: 2, Year Built: 1980, Year Built Details: Resale, Building Area Total: 2226, Building Name: DORAL FLEX II CONDO, Structure Type: Commercial Condo, Industrial/Manufacturing, Office/Warehouse Combination, Office, Shopping Center, Store/Warehouse Combination, Warehouse, Industrial
County Or Parish: Miami-Dade County, Unit Number: 20
Current Use: Industrial, Leasable Area Units: Square Feet
Units In Community: 1
Electric On Property YN: t, Electric: 110 Volts Power, 220 Volts
Possession: Funding
Inclusions: Building & Land
Water Source: Public
Road Frontage Type: City Street, County Road
Features: Other Fire Protection, Smoke Detector(s), Motion Detector, Security Guard, Security System
Fee: $1,050, Fee Frequency: Monthly
Building Details
Year Built
1980
Listing Agency:
Brickell Brokers LLC
(305) 302-3539
Listed By:
Dario Perez · License #3085829
(305) 302-3539
Source:
Riserealty
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 28 at 9:06AM
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 LLC
Investment Insights
Based on property information with market context.
This 2,226-square-foot flex property combines warehouse, storefront, and office components in a condominium setting. The warehouse includes 21-foot ceiling clearance, an electric 10-by-12-foot roll-up bay door, and a layout that can be reconfigured to provide more warehouse area. The office component measures approximately 1,700 square feet across two floors.
The first office level provides reception space, two private offices, a kitchen, and a bathroom. Upstairs are a 372-square-foot office, open workspace, and a full bathroom. Built in 1980, the property is positioned beside Miami International Airport with access to the Palmetto Expressway, Dolphin Expressway, and Florida’s Turnpike.
The first office level provides reception space, two private offices, a kitchen, and a bathroom. Upstairs are a 372-square-foot office, open workspace, and a full bathroom. Built in 1980, the property is positioned beside Miami International Airport with access to the Palmetto Expressway, Dolphin Expressway, and Florida’s Turnpike.
Key Highlights
- 2,226‑square‑foot flex space with warehouse, storefront, and office areas
- Approximately 1,700 square feet of office space across two floors
- Warehouse offers 21‑foot ceiling heights and an electric 10' x 12' 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 - Versatile flex property combines showroom-style frontage, warehouse capacity, and two levels of office space.
Where is this flex space located?
The property is located at 7311 NW 12th St Unit 20 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 space with warehouse, storefront, and office areas; Approximately 1,700 square feet of office space across two floors; Warehouse offers 21‑foot ceiling heights and an electric 10' x 12' roll‑up bay door
