Mixed-Use Office and Retail
For Sale
$2,295,000
8390 SW 72nd Ave, Miami, FL 33143
Commercial Sale, Miami, FL
Property Size2,659 SF
Lot Size0.06 Acres
Price / SF$863.11
Days on Market47
Property Features for 8390 SW 72nd Ave
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
6112
Parking
9
Security features
Security
Directions
The unit is located in the Colonnade building.. Ground floor unit located in the SE corner. Owner occupied by RugStar
Subdivision
40
Standard status
Active
APN
30-40-35-050-0180
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COLONNADE AT DADELAND SE CONDO UNIT 143 UNDIV 1.054352% INT IN COMMON ELEMENTS OFF REC 26068-1018
Tax Annual Amount
11582
Legal Description
COLONNADE AT DADELAND SE CONDO UNIT 143 UNDIV 1.054352% INT IN COMMON ELEMENTS OFF REC 26068-1018
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
24-hour security
lobby concierge
gym
pool
multipurpose conference and event room
Building Details
Year built
2007
Building materials
Block
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Linda Guaida · License #3450525
(305) 793-1572
Added: Jul 18
Changed: Aug 19
Last Checked: Sep 2 at 9:06AM
MLS# A12055457
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains 2,659 square feet of office and retail space within the Colonnade in downtown Dadeland. The first floor provides an open-concept layout with 12-foot drop ceilings, a kitchen, and a bathroom. A mezzanine with 9-foot ceilings connects to a multipurpose conference and event room that includes a kitchen and bathrooms. Construction is block, with central heating and central air, public water, and public sewer. The building was completed in 2007.
The property has 60 feet of frontage along SW 72nd Avenue and an arcade entrance. Parking includes 9 deeded garage spaces and 17 visitor spaces. Building amenities include 24-hour security, lobby concierge service, a gym, pool, and multipurpose room. Metrorail and Dadeland Mall are within a short distance, with access to Miami International Airport and major thoroughfares.
A 2,229-square-foot townhouse with 2 additional parking spaces in the same building is also available, creating a combined offering with 11 deeded parking spaces.
The property has 60 feet of frontage along SW 72nd Avenue and an arcade entrance. Parking includes 9 deeded garage spaces and 17 visitor spaces. Building amenities include 24-hour security, lobby concierge service, a gym, pool, and multipurpose room. Metrorail and Dadeland Mall are within a short distance, with access to Miami International Airport and major thoroughfares.
A 2,229-square-foot townhouse with 2 additional parking spaces in the same building is also available, creating a combined offering with 11 deeded parking spaces.
Key Highlights
- 2,659‑square‑foot office and retail property at the Colonnade
- 60 feet of frontage along SW 72nd Avenue with an arcade entrance
- Open first floor with 12‑foot drop ceilings, kitchen, and bathroom
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
$86,752
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
3.78%
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%
$1,735,040
$1.7M
Cap Rate 7%
$1,239,314
$1.2M
Cap Rate 9%
$963,911
$963.9K
Market Conditions
NOI Build-Up for 2,659 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
$138.2K $51.96/SF
− Vacancy
−$14.2K −$5.35/SF
EGI
$123.9K $46.61/SF
− OpEx
−$37.2K −$13.98/SF
NOI
$86.8K $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%
$1,735,040
Cap Rate 7%
$1,239,314
Cap Rate 9%
$963,911
Alternative Uses
Best Use
Retail
$1.24M
$1.08M – $1.45M
NOI $86,752 @ 7.0% cap · market cap 3.78%
Second Best
Office B
$1.09M
$953.5K – $1.27M
NOI $76,280 @ 7.0% cap · market cap 3.32%
Theoretical Best
Specialty Retail
$1.79M
$1.57M – $2.09M
NOI $125,639 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,208
Businesses Nearby
Explore this area
Business Placement
Demographics for 33143, FL
34,853
Population
15,374
Households
2.3
Avg Household Size
41
Median Age
60%
College-Educated
94%
High-School Grad
7.8 sq mi
ZIP Area
4,468
Density / Sq Mi
$80,924
Median Household Income
$52,864
Median Earnings
$1,823
Median Rent
$768,900
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?
Mixed-use property - Open commercial layout with mezzanine space, conference facilities, kitchens, bathrooms, and building amenities.
Where is this mixed-use property located?
The property is located at 8390 SW 72nd Ave Miami, FL.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: 2,659‑square‑foot office and retail property at the Colonnade; 60 feet of frontage along SW 72nd Avenue with an arcade entrance; Open first floor with 12‑foot drop ceilings, kitchen, and bathroom
