Pre-leasing now · delivering mid-November 2026

Ground-Floor Retail Opportunity · East Little Havana, Miami

Lease the corner.
Inherit the traffic.

A 415 SF glass-storefront bay with NW 12th Avenue visibility and a private terrace, on the ground floor of Cafecito Living — next door to a 7-story charter school, under a mile from Miami's hospital district, steps from LoanDepot Park, with 17 residents living directly upstairs. This isn't square footage. It's a captive location with documented unit economics.

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Interior
±415 SF
Outdoor
Private Terrace
Frontage
Glass Storefront
Asking
$3,000–$3,500/mo base
Available
Mid-November 2026Pre-leasing now

The Reframe

You're not leasing 415 square feet. You're stepping into a storefront that already has its customers — a charter campus next door, a hospital district up the street, a stadium down the road, and renters living above your awning.

A small, fast-turn, infrastructure-ready footprint with an avenue-facing glass storefront and a terrace for seating is the highest-yielding format you can put on this block. It rotates fast, carries high-margin product, and turns a captive daily flow into revenue — without the labor and footprint of a full restaurant.

Built-In Demand

The traffic is already here.

Most retail bays have to manufacture their footfall. This one is surrounded by it — a daily, walkable, weekday flow that an operator monetizes from day one.

Next Door
A 7-Story Charter Campus
A sports-focused middle/high school sits immediately adjacent — a captive weekday flow of students, faculty, and parents at drop-off and pickup, with a sister academy in the same network nearby. Daily demand, not seasonal.
Under a Mile North
Miami's Hospital District
Jackson Memorial, University of Miami Hospital, and the Miami VA — one of the nation's largest medical complexes — sit less than a mile away. Thousands of doctors, nurses, staff, students, patients, and visitors create steady, recession-resistant demand across every shift, day and night.
Minutes Out
Downtown & Brickell Commuters
Direct proximity to Downtown Miami, the Miami River district, and the LoanDepot corporate corridor — morning and evening commuter flow for coffee, grab-and-go, and after-work treats.
Directly Above
17 Residents Upstairs
Cafecito Living's studio residents live directly over the storefront — proximity customers with zero acquisition cost, plus a built-in morning and evening ritual right outside their door.
The Culture
Little Havana Coffee Habit
This is a neighborhood with a real, daily café and ventanita culture — you're not educating a market, you're meeting one that already lines up for its cafecito every single day.
Blocks Away
LoanDepot Park
81 Marlins home games plus concerts and events drive episodic surge traffic a few blocks west, with arena and downtown spillover on top. Event-day upside layered over a steady weekday base.

The Map

Everything that matters,
within a mile.

One walkable cluster — a charter campus next door, the region's largest hospital district, a ballpark, and downtown — all feeding the same storefront.

  • Next door
    SLAM Charter Campus
    7-story sports academy — daily student, faculty & parent traffic
  • Under 1 mi
    Hospital District
    Jackson Memorial · UM Hospital · Miami VA — round-the-clock workforce
  • Few blocks
    LoanDepot Park
    81 Marlins home games plus concerts & events
  • Minutes
    Downtown & Brickell
    Miami River district and the commuter corridor
  • Walkable
    Calle Ocho
    The heart of Little Havana's café culture

"The area isn't cool yet"

In Miami, the block follows the operator.

Boia De earned a Michelin star next to a laundromat. La Natural became Florida's best pizza beside the train tracks. Casa Bake went viral from suite 316 of a warehouse park. We wrote up seventeen of them, with photos and the detail that's still true today.

Read the Post →

What the Landlord Delivers

The expensive part is
already done.

Most small bays hand you four walls and a permitting headache. This one arrives with the infrastructure that usually blows up a food build-out — so your capital goes into your concept, not into plumbing and DERM approvals.

DERM Grease Trap
Shier GB-75-B, 50 GPM — pre-approved and installed.
Partition Walls
Framed, finished, and delivered painted.
Roof HVAC Stand
Roof-mounted equipment stand ready for your unit.
Refrigerant Stubs
Refrigerant line stubs run and in place.
12th Ave Storefront
Glass frontage with direct NW 12th Avenue visibility.
Design-Ready Shell
Raw slab and exposed ceiling — a clean canvas for your concept.

Tenant completes interior finishes, equipment, the HVAC unit, electrical, plumbing beyond stub-outs, and its own permits and licensing.

Why Small Wins Here

A small box is a
feature, not a limit.

The footprint that scares a full-service restaurant is exactly what the most profitable concepts want. Less to build, less to staff, faster to turn — and the terrace hands you seating without paying to build a dining room.

  • The grease trap is already in. A DERM pre-approved Shier GB-75-B (50 GPM) clears the build-out and permitting hurdle that usually limits a small bay — opening the door to light-food and food-forward concepts, not just beverages.
  • High-margin product, fast rotation. Takeout-led volume means more tickets through a small box than a sit-down room of the same size.
  • The terrace is your dining room. Open for tenant use — seating and gathering space without the build-out cost or the rent on extra interior square footage.
  • Avenue-facing glass storefront. Direct visibility on NW 12th Avenue turns passing foot and vehicle traffic into walk-up tickets.
Specialty coffee / ventanita Cookies & late-night dessert Açaí & smoothies Boba & paletas Juice & nutrition Light food & sandwiches Bakery grab-and-go
Cafecito Living ground-floor storefront, street view

The Operator's Math

Healthy concepts keep occupancy
cost between 6% and 10%.

Food and beverage operators underwrite a space by one rule: rent plus CAM should land between 6% and 10% of gross sales — ideally 6–8%. So the real question isn't "is the rent $3,000?" It's "what daily volume does this location support?" Here's what each threshold requires — then run your own numbers below.

6%
Comfortable
≈ $50,000 / mo in sales
8%
Target
≈ $37,500 / mo in sales
10%
Ceiling
≈ $30,000 / mo in sales

Model your own numbers.

Drag the sliders — these are your assumptions, not our forecast.
Daily sales
$1,100
customers × ticket
Monthly sales
$33,000
over 30 operating days
Annualized
$396,000
≈ $954 / SF / yr
Occupancy cost
$3,000
/ mo · base rent + CAM
9.1%
Occupancy Cost Ratio
Workable
Inside the viable range. A disciplined operator runs comfortably here.
Occupancy ratio = ≈ $3,000/mo total occupancy (base rent + CAM, entry of the asking range) ÷ your modeled monthly sales on a ±415 SF bay; sales annualized over 30 operating days. Illustrative only — see disclaimer below. The inputs are yours to set; nothing here is a projection, representation, or guarantee of sales.

The Market Benchmark

What a good café does per square foot.

Sales per square foot depend heavily on format. Full-service cafés that seat guests for long stretches run lower per foot; takeaway and grab-and-go concepts — exactly this footprint — run higher, because every square foot works on throughput, not seating.

Café formatSales / SF / yrAnnual (±415 SF)Monthly
Full-service / sit-in$300–$800≈ $125k–$332k≈ $10.4k–$27.7k
Grab-and-go / takeaway this space's format$800–$1,200≈ $332k–$498k≈ $27.7k–$41.5k

Because this is a small, takeout-led box — not a seated dining room — it benchmarks toward the upper, grab-and-go band. Specialty operators are cited at roughly $400–$600/SF for a solid run and $700+/SF for an excellent one. Use the slider above with your own ticket and volume to see where your concept lands.

Industry benchmarks: U.S. independent-café and coffee & snack-shop data, 2025 (Coffee Shop Keys 2025 Independent Coffee Shop Report; Toast; Kentley Insights). National illustrative ranges — not Miami-specific figures or a guarantee of sales.

The Terms

The ask, in plain numbers.

The Space
±415 SF + Private TerraceGlass storefront · DERM pre-approved grease trap installed (Shier GB-75-B, 50 GPM) · no on-site parking by design
Asking Base Rent
$3,000–$3,500 / moDefensible against the unit economics above · CAM additional
Ideal Use
Café · Dessert · Light Food · Grab-and-GoFood & beverage concepts with fast rotation · grease trap already in place · tenant handles its own permits
Availability
Mid-November 2026Pre-leasing now · one bay, one operator — the first tenant sets the storefront's identity

The Runway

Delivery is about ten weeks out. To open with the building — while the residents are moving in upstairs and the school year is already running — a lease wants to be signed while the fit-out window is still open.

  1. Now · Fall 2026You are here
    Pre-leasing

    Walkthroughs, the underwriting package, and terms are open. One bay, one operator — the first credible concept sets the tone for the corner.

  2. Target · NovemberYou are here
    Lease executed

    LOI to signature, deposit, and shell drawings to your designer — so plans and equipment orders start moving early.

  3. Mid-November 2026You are here
    Building delivers

    Certificate of occupancy, 17 residents move in above your awning, and the storefront meets a school year already in session.

  4. November – DecemberYou are here
    Permits & fit-out

    The grease trap, partitions, and HVAC stand are already in — your scope is finishes, equipment, and your own permits and licensing, with your customers already living upstairs.

The runway above is indicative and subject to change — permitting and fit-out durations depend on your concept, scope, and City of Miami / DERM review cycles, and nothing here commits either party to a date. See the disclaimer below.

Let's Talk

Request the full
underwriting package.

Tell us a little about your concept and we'll send the deck, the numbers, and the renders — and set up a walkthrough of the space.

  • Full demand-driver breakdown and traffic story
  • Scenario underwriting and occupancy-cost modeling
  • Renders of the storefront and terrace
  • Direct line to ownership — no leasing committee

Retail Inquiry

Tell us about your concept.

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We reply fast and keep it direct — straight to ownership.

Thanks — we're on it.
We'll send the underwriting package and renders shortly and reach out to set up a walkthrough of the space. Check your WhatsApp too.