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    Flexible Office and Flex Space Title is generated by Realmo AI

    Carretera 833 KM 12.4 BO. FRAILES, Guaynabo 00971

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    For Lease
    $1,000/Mo $16 SF/Yr (calc)

    Office - GUAYNABO, PR

    Type:Office
    Property size:
    721 SF
    Lot size:
    0.20 Acres
    Added:
    May 28, 2026
    Days on Market:
    12
    Last Refresh:
    Jun 8 at 1:06 am

    Property Features for Carretera 833 KM 12.4 BO. FRAILES

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Standard status
    Active
    APN
    085-100-921-18-000
    Size
    721 SF
    Lot size
    0.20 Acres

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1990
    Building materials
    Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Fernando Rodriguez

    Listing agent Fernando Rodriguez License #19191

    Listing office KELLER WILLIAMS GRAND HOMES 612 Aldebaran St., San Juan

    Listing date May 28, 2026

    MLS# PR9121767 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 721 SF of open‑floor commercial space on the first level of a two‑story building in Barrio Frailes, Guaynabo
    • High ceilings with exposed metal structure and polished concrete floors
    • Includes a storage area and direct access to the building’s second floor
    • Central air and utilities provided: water and electricity up to an agreed consumption limit
    • 3 dedicated parking spaces included
    • Whole‑building electric generator on site

    Overview

    Spacious open-floor commercial space on the first level of a modern two-story building, designed for practical day-to-day operations. The interior features high ceilings with exposed metal structure and polished concrete floors, offering a clean, flexible setting for a range of uses. A dedicated storage area supports day-to-day workflow, and the space includes direct access to the building’s second floor, which can be useful for multi-level operations. Water and electricity are included up to an agreed consumption limit, and the offering includes three dedicated parking spaces.

    The property is located on Road 833 in Barrio Frailes, Guaynabo, within the same two-story commercial building. Additional spaces are available in the building, and there is an option to lease this suite in conjunction with other available areas.

    This configuration is well suited for tenants looking for flexible office and showroom-style operations, as well as creative and light industrial activity where circulation and a higher-ceiling environment matter. The whole-building electric generator adds operational continuity for users who want added power reliability.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Map

    City
    Guaynabo
    County
    San Juan
    State
    Longitude
    -66.129869
    Latitude
    18.3751675

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    FAQs

    What type of property is this?
    Flex space - First-floor open layout with high ceilings and polished concrete, plus storage and direct access to the second floor.
    Where is this flex space located?
    The property is located at Carretera 833 KM 12.4 BO. FRAILES Guaynabo.
    What is the lease rate?
    The lease rate is $1,000 /Mo.
    What are key features of this property?
    This property features: Approximately 721 SF of open‑floor commercial space on the first level of a two‑story building in Barrio Frailes, Guaynabo; High ceilings with exposed metal structure and polished concrete floors; Includes a storage area and direct access to the building’s second floor
    (787) 706-8400
    We can help!
    Listing Contact
    Fernando Rodriguez
    Real Estate License ID: 19191
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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