Office/Warehouse Flex
For Sale
$665,000
10890 Northwest 17th Street Unit 130, Miami, FL 33172
Single flex unit with office and warehouse space, offered for sale with access to major regional corridors.
Property Size1,144 SF
Price / SF$581.29
Days on Market289
Property Features for 10890 Northwest 17th Street Unit 130
General Information
Standard status
Active
Size
1,144 SF
Property subtype
Commercial Sale / Mixed Use
Additional Details
Highway Access
Yes
Amenities
Office, Warehouse
No
Listing Agency:
Jade State Realty LLC
(305) 710-6411
Listed By:
Maria Gabriela Garcia · License #3442874
(305) 710-6411
Source:
Compass
Added: Nov 14, 2025
Changed: Aug 8
Last Checked: Jul 28 at 2:46PM
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 Jade State Realty LLC
Investment Insights
Based on property information with market context.
This property offers a combined office and warehouse flex setup in a single unit, described as 1,144 SF and featuring a level office/warehouse configuration. It’s positioned for business use where office space and warehouse functionality are needed in the same footprint.
The unit is located in Miami, with easy access noted to the Florida Turnpike, Miami International Airport, and SR 836. The seller’s remarks place the asset between the areas of Doral and Sweetwater.
As presented, the offering is a dedicated office/warehouse space designed to support day-to-day business operations that require both administrative and warehouse components.
The unit is located in Miami, with easy access noted to the Florida Turnpike, Miami International Airport, and SR 836. The seller’s remarks place the asset between the areas of Doral and Sweetwater.
As presented, the offering is a dedicated office/warehouse space designed to support day-to-day business operations that require both administrative and warehouse components.
Key Highlights
- 1,144 SF flex office/warehouse unit for sale
- Single flex unit includes office and warehouse space
- Convenient location between the City of Doral and Sweetwater/Doral
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
$18,663
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
2.81%
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%
$373,260
$373.3K
Cap Rate 7%
$266,614
$266.6K
Cap Rate 9%
$207,367
$207.4K
Market Conditions
NOI Build-Up for 1,144 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
$23.1K $20.16/SF
− Vacancy
−$1.1K −$0.97/SF
EGI
$22.0K $19.19/SF
− OpEx
−$3.3K −$2.88/SF
NOI
$18.7K $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%
$373,260
Cap Rate 7%
$266,614
Cap Rate 9%
$207,367
Alternative Uses
Best Use
Warehouse
$266.6K
$233.3K – $311.1K
NOI $18,663 @ 7.0% cap · market cap 2.81%
Second Best
Flex RnD
$239.7K
$209.7K – $279.6K
NOI $16,776 @ 7.0% cap · market cap 2.52%
Theoretical Best
Specialty Retail
$772.2K
$675.7K – $900.9K
NOI $54,055 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,322
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33172, FL
43,911
Population
16,103
Households
2.7
Avg Household Size
42
Median Age
32%
College-Educated
75%
High-School Grad
6.4 sq mi
ZIP Area
6,861
Density / Sq Mi
$61,733
Median Household Income
$35,061
Median Earnings
$1,926
Median Rent
$260,200
Median Home Value
Market
Vacancy Rate% for Industrial in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Single flex unit with office and warehouse space, offered for sale with access to major regional corridors.
Where is this flex space located?
The property is located at 10890 Northwest 17th Street Unit 130 Miami, FL.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: 1,144 SF flex office/warehouse unit for sale; Single flex unit includes office and warehouse space; Convenient location between the City of Doral and Sweetwater/Doral
