Free for Miami-Dade property owners
What is your building’s cap rate?
Enter your address and we pull the county record. Add four numbers and you will see your cap rate, what the market would pay, and what an all-cash buyer would offer. It takes about two minutes.
- Address
- Your numbers
- Cap rate
- Full report
Miami-Dade properties only for now.
1
Find your property
We look up your building in the Miami-Dade property roll: size, units, year built, zoning and last sale.
2
Add your numbers
Rent, vacancy and expenses. If you do not know your expenses, we use a typical figure for your property type.
3
See where you stand
Your cap rate, your net operating income, and a value range based on what buyers are paying now.
What a cap rate tells you
The cap rate is your net operating income divided by the value of the property. A building that nets $300,000 a year and sells for $5,000,000 trades at a 6% cap rate.
Buyers use it to compare properties. A lower cap rate means buyers are paying more for each dollar of income. When you know the cap rate buyers are paying for your type of property, you know roughly what your building is worth.
Cap rate = Net operating income ÷ Value
Value = Net operating income ÷ Cap rate
Miami-Dade cap rates today
Typical ranges for stabilized properties across the county. Location and age move a property within the range.
| Multifamily (10+ units) | 5.25% – 6.25% |
| Retail / strip center | 6.00% – 7.25% |
| Industrial / warehouse | 5.00% – 6.25% |
| Office | 7.00% – 8.75% |
| Mixed use | 5.75% – 7.00% |
| Single-tenant net lease | 5.75% – 6.75% |
Updated September 2026.
Thinking about selling, but not on the open market?
We work with private buyers and family offices who have capital ready now. Many of them will pay a fair price for a quiet, all-cash deal with a short closing. If that sounds useful, run your numbers above and tell us you are open to an offer. Nothing is listed or shared without your permission.
Questions
+Is this an appraisal?
No. It is an estimate based on the numbers you enter and on public records. It is a good starting point for a conversation about value, and it is free.
+Who sees my information?
Only our team at PCK Commercial Group. We do not sell or share your information, and we do not list or market your property without your written permission.
+Why does the county record look wrong?
The county roll can lag behind renovations, additions and unit changes. You can correct the units or square footage before you run the numbers.
+What counts as an operating expense?
Property taxes, insurance, repairs and maintenance, management, utilities and services you pay as the owner. Do not include your mortgage payment or depreciation.
+Who is behind this site?
WhatsMyCapRate.com is run by PCK Commercial Group, a commercial real estate team at Compass in Miami. We advise owners and buyers on investment sales across South Florida.