Little Havana Industrial-Chic Flex
For Sale
Contact for pricing
819 SW 10th St, Miami, FL 33130
Industrial flex space in Little Havana, steps from Brickell.
Property Size3,600 SF
Price / SF$666.67
Days on Market194
Property Features for 819 SW 10th St
General Information
Standard status
Active
Size
3,600 SF
Class
B
Total Parking Spaces
4
Property subtype
Industrial, Office, Retail
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
1970
Year Renovated
2025
Buildings
1
Stories
1
Units
1
Listing Agency:
Manny Chamizo #1 Sotheby's Commercial Broker
(786) 486-6655
Listed By:
Manny Chamizo · License #0479698
Source:
Crexi
Added: Jan 29
Changed: Aug 8
Last Checked: Aug 8 at 11:26AM
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 Manny Chamizo #1 Sotheby's Commercial Broker
Investment Insights
Based on property information with market context.
Located in Little Havana, this industrial-chic flex space at 819 SW 10th Avenue offers a blend of urban grit and private luxury. The property is situated steps from Brickell and Downtown Miami, providing access to city amenities while maintaining a tranquil setting in a low-profile industrial corridor. The space offers customization potential for various uses, including a gentleman's garage, art showcase, or hosting gatherings. Approved expansion potential exists, with plans and permits approved for a second-floor mezzanine. The property is suitable for car collectors, featuring CBS Twin T construction with 24 ft clear height. Updated electrical systems are in place, along with two new A/C units and two new roll-up doors. The property is located within the Little Havana community. It is suitable for an owner-user or investor, combining exclusivity, flexibility, and Miami's energy. The property size is 3,600 square feet.
Key Highlights
- Approved plans and permits for a 2nd‑floor mezzanine expansion.
- Prime location in Little Havana, steps from Brickell and Downtown Miami.
- Updated electrical system and two brand new A/C units.
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
$117,452
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
4.89%
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%
$2,349,040
$2.3M
Cap Rate 7%
$1,677,886
$1.7M
Cap Rate 9%
$1,305,022
$1.3M
Market Conditions
NOI Build-Up for 3,600 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
$187.1K $51.96/SF
− Vacancy
−$19.3K −$5.35/SF
EGI
$167.8K $46.61/SF
− OpEx
−$50.3K −$13.98/SF
NOI
$117.5K $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%
$2,349,040
Cap Rate 7%
$1,677,886
Cap Rate 9%
$1,305,022
Alternative Uses
Best Use
Retail
$1.68M
$1.47M – $1.96M
NOI $117,452 @ 7.0% cap · market cap 4.89%
Second Best
Office B
$1.48M
$1.29M – $1.72M
NOI $103,275 @ 7.0% cap · market cap 4.30%
Theoretical Best
Specialty Retail
$2.43M
$2.13M – $2.84M
NOI $170,102 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,372
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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 - Industrial flex space in Little Havana, steps from Brickell.
Where is this flex space located?
The property is located at 819 SW 10th St Miami, FL.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Approved plans and permits for a 2nd‑floor mezzanine expansion.; Prime location in Little Havana, steps from Brickell and Downtown Miami.; Updated electrical system and two brand new A/C units.
