13550 SW 88 ST 100
Office building — multistory · Unincorporated County · 33186 · Kendall West
At a glance
13550 SW 88 ST 100 in Unincorporated County, FL is listed on the Miami-Dade County property roll as “Office building — multistory”, folio 3059020540280. The roll records 1,421 sq ft of building area, a 1981 build year and an assessed value of $383,670 (2026 roll). It last sold for $132,500 in Sep 2013 on a deed covering 2 parcels. 8 active business locations at this address appear in public records.
Derived from suite and floor strings in the occupancy records
Which floors show activity
- 31 on record
- 25 on record
- 11 on record
Floors are read from suite numbers on Miami-Dade business-tax receipts (suite 4900 → floor 49). A floor with no record is not necessarily vacant — it may be mechanical, occupied by the owner, or let to a business whose receipt carries no suite. Receipts also lag reality by months. This shows where the public record places businesses, not a rent roll or an availability report. A stretch of quiet floors is not contiguous space for rent — it is contiguous silence in the record, which is the closest thing the public record has to that question and worth exactly what it costs to check.
Permits and tenant turnover — what runs ahead of a listing
Recent activity
Permits come from Miami-Dade County, with job cost and square footage added from the City of Miami's file where the building sits in the city. Arrivals and departures are business-tax receipts opened and closed at this address. None of this is an availability listing. A permit means work was authorised, not that space is for rent, and a closed receipt can mean a business moved, renamed or simply stopped renewing. It is the record that runs ahead of a listing, which is the only part of "what is coming available" that is public at all.
Recorded transfers — county roll + state sale file
Sale history
The most recent transfer covered 2 parcels. The price shown is the whole transaction, not this parcel alone, so any per-square-foot figure is measured across everything the deed conveyed. The county record carries no multi-parcel flag for it; the parcels were identified by their identical price, date and ZIP.
| Recorded | Price | Qualification | Source | Instrument |
|---|---|---|---|---|
| Sep 2013 | $132,500 | not rated | County roll | — |
Prices are the consideration the documentary stamps indicate, as recorded by Miami-Dade County. A qualification code is the property appraiser's judgement of whether a transfer was arm's length; the state publishes it only for the current roll period, so older transfers appear unrated rather than assumed clean. Whether a building is on the market today, and at what price, is not a public record and is not shown here — asking prices, listings and lease terms live in private commercial databases.
Public record — 9 matched business locations
Tenants & business locations
| Company | Suite / floor | Since | Source | Match |
|---|---|---|---|---|
| AMES MEDICAL CORP | STE 290 | Oct 2025 | County business tax | folio match · high |
| PONSOL KENDALL LLC | STE 280 | Aug 2023 | County business tax | folio match · high |
| KARENS TAX SERVICES LLC | STE 220 | Jul 2022 | County business tax | folio match · high |
| ELLE BEAUTY SPA INC | STE 290 | Jan 2022 | County business tax | folio match · high |
| BEHAVIORAL TURNING POINT INC | STE 180 | Nov 2019 | County business tax | folio match · high |
| Individual (name withheld) | STE 206 | Oct 2017 | County business tax | folio match · high |
| MONICA ANDRES DPM PA | STE 305 | May 2015 | County business tax | folio match · high |
| MARVELOUS DREAM SERVICES INC | 270B | Jun 2026 | Certificate of use | folio match · high |
Former / closed records (1)
| Company | Suite | Since | Source |
|---|---|---|---|
| Individual (name withheld) | STE 206 | Nov 2015 | County business tax |
Miami-Dade County assessment roll 2026
Parcel record
| Field | Value |
|---|---|
| folio | 3059020540280 |
| Site address | 13550 SW 88 ST 100 |
| Land use (DOR) | 1818 — Office building — multistory |
| Building area (actual) | 1,421 sq ft |
| Building area (gross) | 1,421 sq ft |
| Floors / units / buildings | — / — / 1 |
| Lot size | — |
| Year built | 1981 |
| Zoning (primary) | 6900 |
| Land value | $0 |
| Building value | $0 |
| Total assessed value | $383,670 |
Recorded owner (assessment roll)
MIRO DENTAL ASSOCIATES LLC
Owner mailing address: 564 SW 42 AVE 2ND FLOOR, MIAMI, FL, 33131
Location
- Address
- 13550 SW 88 ST 100
- City
- Unincorporated County
- Submarket
- Kendall West
- ZIP
- 33186
- Coordinates
- 25.68476, -80.41419
Submarket labels are informal ZIP-derived groupings, not official designations.
Within ~650 m
Nearby office buildings
- 9000 SW 137 AVE142 tenants
81,680 sq ft · 2 fl · 1985
- 13701 SW 88 ST110 tenants
39,984 sq ft · 3 fl · 1981
- 13700 N KENDALL DR1 tenants
7,848 sq ft · 1 fl · 1977
- 13780 SW 88 ST8 tenants
6,182 sq ft · 1 fl · 1980
- 13500 SW 88 ST 2451 tenants
1,788 sq ft · 1981
- 13550 SW 88 ST 1122 tenants
1,634 sq ft · 1981
How does 13550 SW 88 ST 100 compare with other Miami office buildings?
At 1,421 sq ft, 13550 SW 88 ST 100 is less than a tenth the size of the average office building on the Miami-Dade County roll, which comes to 29,215 sq ft across 4,288 buildings.
Its assessed value works out to $270 per square foot of building area, against $203 across all office floor area on the roll.
The last recorded sale priced it at $47 per square foot across the parcels conveyed.
What has happened at 13550 SW 88 ST 100 recently?
1 recorded transfer is on file for this parcel, the latest dated Sep 2013.
What does “OFFICE BUILDING - MULTISTORY : CONDOMINIUM - COMMERCIAL” mean for this parcel?
The Miami-Dade County roll classifies folio 3059020540280 as “OFFICE BUILDING - MULTISTORY : CONDOMINIUM - COMMERCIAL” (use code 1818). BuildingCensus includes a parcel in its office census when the roll gives it an office-class use, so the label is the county's, not an inference.
Its primary zoning on the roll is 6900.
Frequently asked questions
Who owns 13550 SW 88 ST 100?
The recorded owner on the Miami-Dade County assessment roll (2026) is MIRO DENTAL ASSOCIATES LLC. Owner mailing address on file: 564 SW 42 AVE 2ND FLOOR, MIAMI, FL, 33131.
What companies have offices at 13550 SW 88 ST 100?
8 active business locations at this building appear in Miami-Dade County public records, including AMES MEDICAL CORP, PONSOL KENDALL LLC, KARENS TAX SERVICES LLC, ELLE BEAUTY SPA INC, BEHAVIORAL TURNING POINT INC. Public records under-count tenants that don't hold a local receipt or register the address.
How big is 13550 SW 88 ST 100?
The Miami-Dade County roll records 1,421 sq ft of building area, a build year of 1981.
What is the assessed value of 13550 SW 88 ST 100?
$383,670 on the 2026 Miami-Dade County roll — $0 land and $0 building. Assessed values are taxable-roll figures, not market prices.
When did 13550 SW 88 ST 100 last sell?
The last recorded transfer was in Sep 2013 for $132,500, on one deed conveying 2 parcels ($47 per square foot).
What is the folio for 13550 SW 88 ST 100?
Folio 3059020540280, site address 13550 SW 88 ST 100, Unincorporated County. It is the key to look the parcel up in the Miami-Dade County Property Appraiser — assessment roll.
More around 13550 SW 88 ST 100
Everything here comes from public records, and public records go stale. If you know better, say so.
Data provenance — public records only
- Miami-Dade County Property Appraiser — assessment roll — Parcel identity, site address, recorded owner, use code, areas, year built and assessed values, via the county's public GIS services (MD_LandInformation, PaGis layer).
- Miami-Dade County Local Business Tax roll — Business-tax receipts: business name, premises address (incl. suite/floor), account status and start date, via the county's public GIS services.
- Florida Division of Corporations (Sunbiz) — corporate data file — Registered entities: document number, status, filing date, registered agent and principal address, from the state's public quarterly data file.
- Miami-Dade County Property Appraiser — recorded sale — The last recorded transfer price and date for the parcel, from the county's public property point view.
- Florida Department of Revenue — Sale Data File — Every transfer in the current roll period with the property appraiser's sale qualification code, vacant/improved code, multi-parcel flag and the clerk's recording reference.
- Miami-Dade County certificates of use — Certificates authorising a business to occupy a space: the date it was issued, the corporate and trading names, the county's business-use label, the suite, and the officers named on the application.
Every fact on this page is drawn from the government records above — no listing sites, no scraped platforms, no third-party images. Facts from public records are uncopyrightable; each tenancy row carries its source and match confidence. Records can lag reality — a business-tax receipt or registration at an address is evidence of occupancy, not a lease confirmation.
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Dataset updated . Source: Miami-Dade County assessment roll, folio 3059020540280.
About this data
Source: Miami-Dade County Property Appraiser — assessment roll, as published October 8, 2026. See the methodology for how records are matched, cleaned and scored.
Cite as: BuildingCensus, “13550 SW 88 ST 100, Unincorporated County, FL (folio 3059020540280)”, https://buildingcensus.com/offices/miami/office-building-0846bf25 (data as of October 8, 2026).