11400 SW 88 ST
Professional services building · Unincorporated County · 33176 · Kendall
At a glance
11400 SW 88 ST in Unincorporated County, FL is listed on the Miami-Dade County property roll as “Professional services building”, folio 3050060000671. The roll records 37,203 sq ft of building area, 2 floors, a 1984 build year and an assessed value of $6,300,000 (2026 roll). It last sold for $34,750,000 in Jun 2018 on a deed covering 5 parcels. 19 active business locations at this address appear in public records.
Permits and tenant turnover — what runs ahead of a listing
Recent activity
| Issued | Suite | Work | Cost | Status | Contractor |
|---|---|---|---|---|---|
| Oct 2024 | A101 | SIGN (NON ELEC) | — | F | KEMP SIGN & SERVICE INC |
| Sep 2024 | A101 | ELECTRICAL SIGN | — | F | KEMP SIGN & SERVICE INC |
| Aug 2024 | A101 | FIRE ALARM SPECLT | — | F | HAMILTON SAFE AND SECURITY SYSTEMS |
| Aug 2024 | A101 | DATA COMMUNICATION CABLES · TELEPHONE AND COMMUNICATION | — | F | ASE TELECOM & DATA INC |
| Jul 2024 | A101 | FIRE ALARM SPECLT | — | F | IBEX TECH CORPORATION |
| Jul 2024 | A101 | MASTER TV ANTENNA | — | F | HAMILTON SAFE AND SECURITY SYSTEMS |
| Jul 2024 | A101 | BURGLAR ALARM | — | F | HAMILTON SAFE AND SECURITY SYSTEMS |
| Jun 2024 | A101 | PNEUMATIC TUBE CONVEYOR | — | F | RUIZ CONSTRUCTION INCORPORATED |
| May 2024 | A101 | A/C - UNLTD · HEATING · MECHANICAL VENTILATION | — | F | AIR 1 MECHANICAL CORP |
| May 2024 | A101 | PLUMBING | — | F | ALLURE PLUMBING CORP |
| May 2024 | A101 | ELECTRICAL | — | F | IBEX TECH CORPORATION |
| May 2024 | A101 | GENERAL (COUNTY) | — | F | CONTEMPORARY BUILDERS INC |
| Apr 2024 | 211 | TELEPHONE AND COMMUNICATION | — | F | ORME ELECTRIC INC |
| Apr 2024 | 211 | DATA COMMUNICATION CABLES | — | F | ORME ELECTRIC INC |
| Apr 2024 | 211 | FIRE ALARM SPECLT | — | F | IBEX TECH CORPORATION |
| Jan 2024 | 211 | ELECTRICAL | — | F | QUALITY ELECTRICAL SYSTEMS CORP |
| Dec 2023 | 211 | PLUMBING | — | F | FIX PLUMBING CORP |
| Dec 2023 | 211 | SHEET METAL · MECHANICAL VENTILATION | — | F | WEATHERMAKERS AIR CONDITIONING CONTRACTORS, INC |
| Oct 2023 | 211 | GENERAL (COUNTY) | — | F | RDCR, LLC |
| Sep 2023 | 101 | ELECTRICAL | — | F | IBEX TECH CORPORATION |
| Sep 2023 | 101 | GENERAL (COUNTY) | — | F | CONTEMPORARY BUILDERS INC |
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.
Federal lease inventory — actual rent paid
Leases on public record
| Lease | Rentable sq ft | Annual rent | $/sq ft | Term | Options left |
|---|---|---|---|---|---|
| LFL00330 | 2,999 | $104,010 | $34.68 | Jul 2023 → Jul 2038 | 1 · 5yr |
From the General Services Administration's monthly lease inventory: the rent the federal government actually pays, the square feet behind it, the dates, and the renewal options remaining. A fully serviced lease includes services and utilities, so it is not comparable to a net rent. This is one tenant, not the market. Federal space is often fitted for a specific agency and leased on government terms, so treat it as a real, checkable data point rather than an asking rent for the building.
Recorded transfers — county roll + state sale file
Sale history
The most recent transfer covered 5 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 |
|---|---|---|---|---|
| Jun 2018 | $34,750,000 | 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 — 20 matched business locations
Tenants & business locations
| Company | Suite / floor | Since | Source | Match |
|---|---|---|---|---|
| EQUILIBRIUM MD CORPvia COLADO FUENTES RUSDANY MD | STE 110 | May 2025 | County business tax | folio match · high |
| BERG INC | — | Oct 2024 | County business tax | folio match · high |
| TROPICAL FINANCIAL CREDIT UNION | STE 101A | Oct 2024 | County business tax | folio match · high |
| USA SPORTS CHIROPRACTIC INCvia SOLOMON STEVEN DC | STE 110 | Jul 2024 | County business tax | folio match · high |
| ACRISURE MORTGAGE LLC | STE 106 | Feb 2024 | County business tax | folio match · high |
| MICHAEL CARVAJAL DPT | STE 110 | Aug 2023 | County business tax | folio match · high |
| YUMWICH INC | STE 111 | Oct 2021 | County business tax | folio match · high |
| NEXTGEN PHYSICAL THERAPY PA | STE 206 | Oct 2018 | County business tax | folio match · high |
| ADVANCED VISION CARE OF KENDALL INC | — | Oct 2015 | County business tax | folio match · high |
| TROPICAL FINANCIAL CREDIT UNION | A101 | Oct 2024 | Certificate of use | folio match · high |
| ALINA SIBLESZ RUIZvia KENDALL PEDIATRIC PARTNERS | 211-212 | Jun 2024 | Certificate of use | folio match · high |
| DANIEL CRONINvia GENERAL SERVICES ADMINISTRATION | 201 | Aug 2023 | Certificate of use | folio match · high |
| YOANY RODRIGUEZvia ANCHOR MEDICAL RESEARCH LLC | A214 | Aug 2022 | Certificate of use | folio match · high |
| SWEET UNISEX WAX W&M SPAvia SWEET UNISEX WAX WOMEN AND MEN* | — | Oct 2021 | Certificate of use | folio match · high |
| COFE CIX SUMMIT LLC | — | Feb 2021 | Certificate of use | folio match · high |
| FRANCISCO J GARCIA,DMD,PAvia GARCIA ORTHDONTICS | — | Jan 2020 | Certificate of use | folio match · high |
| PREMIER NATURAL WELLNESS CENTER | — | Dec 2019 | Certificate of use | folio match · high |
| PRIME PHYSICAL THERAPY OF KENDALLvia PRIME PHYSCAL THRP OF KENDALL LLC | — | Oct 2016 | Certificate of use | folio match · high |
| REINIER LOPEZ DMD PA | — | Apr 2016 | Certificate of use | folio match · high |
Former / closed records (1)
| Company | Suite | Since | Source |
|---|---|---|---|
| KENDALL PEDIATRIC PARTNERS LLC | STE 211 | Oct 2024 | County business tax |
Miami-Dade County assessment roll 2026
Parcel record
| Field | Value |
|---|---|
| folio | 3050060000671 |
| Site address | 11400 SW 88 ST |
| Land use (DOR) | 1913 — Professional services building |
| Building area (actual) | 37,203 sq ft |
| Building area (gross) | 37,203 sq ft |
| Floors / units / buildings | 2 / — / 1 |
| Lot size | 77,328 sq ft |
| Year built | 1984 |
| Zoning (primary) | 9500 |
| Land value | $2,706,480 |
| Building value | $3,593,520 |
| Total assessed value | $6,300,000 |
Recorded owner (assessment roll)
COFE SUMMIT LLC
C/O COFE PROPERTIES LLC
Owner mailing address: 2950 SW 27 AVE STE 100, MIAMI, FL, 33133
6 Miami office properties share this owner mailing address →
Commercial property is usually held one building per entity; a shared mailbox is how the roll reveals a portfolio. It is evidence of common ownership, not proof.
Location
- Address
- 11400 SW 88 ST
- City
- Unincorporated County
- Submarket
- Kendall
- ZIP
- 33176
- Coordinates
- 25.68606, -80.38119
Submarket labels are informal ZIP-derived groupings, not official designations.
Within ~650 m
Nearby office buildings
- 8500 SW 117 AVENUE RD8 tenants
193,886 sq ft · 5 fl · 1986
- 11731 MILLS DR2 tenants
66,450 sq ft · 2008
- 11440 SW 88 ST53 tenants
51,127 sq ft · 4 fl · 1989
- 11410 SW 88 ST44 tenants
37,890 sq ft · 3 fl · 1985
- 11430 SW 88 ST33 tenants
36,773 sq ft · 3 fl · 1986
- 11605 SW 95 ST2 tenants
32,499 sq ft · 2 fl · 2024
How does 11400 SW 88 ST compare with other Miami office buildings?
At 37,203 sq ft, 11400 SW 88 ST is about 27% larger than 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 $169 per square foot of building area, against $203 across all office floor area on the roll.
The last recorded sale priced it at $184 per square foot across the parcels conveyed.
Does the owner of 11400 SW 88 ST hold other Miami office property?
6 Miami office properties (6 parcels, 295.2K sq ft) are recorded to 2 owner entities sharing this parcel's tax-bill mailing address. A shared mailing address is evidence of common ownership, not proof of it.
What has happened at 11400 SW 88 ST recently?
1 recorded transfer is on file for this parcel, the latest dated Jun 2018.
21 building permits on record, 1 issued in the last 24 months.
In the last 12 months 0 businesses opened a receipt here and 1 closed one.
The federal government leases space here: 1 active lease in the GSA inventory, the latest expiring Jul 2038.
What does “PROFESSIONAL SERVICE BLDG : OFFICE BUILDING” mean for this parcel?
The Miami-Dade County roll classifies folio 3050060000671 as “PROFESSIONAL SERVICE BLDG : OFFICE BUILDING” (use code 1913). 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 9500.
Frequently asked questions
Who owns 11400 SW 88 ST?
The recorded owner on the Miami-Dade County assessment roll (2026) is COFE SUMMIT LLC, C/O COFE PROPERTIES LLC. Owner mailing address on file: 2950 SW 27 AVE STE 100, MIAMI, FL, 33133.
What companies have offices at 11400 SW 88 ST?
19 active business locations at this building appear in Miami-Dade County public records, including EQUILIBRIUM MD CORP, BERG INC, TROPICAL FINANCIAL CREDIT UNION, USA SPORTS CHIROPRACTIC INC, ACRISURE MORTGAGE LLC. Public records under-count tenants that don't hold a local receipt or register the address.
How big is 11400 SW 88 ST?
The Miami-Dade County roll records 37,203 sq ft of building area, 2 floors, a build year of 1984. It sits on a 77,328 sq ft lot.
What is the assessed value of 11400 SW 88 ST?
$6,300,000 on the 2026 Miami-Dade County roll — $2,706,480 land and $3,593,520 building. Assessed values are taxable-roll figures, not market prices.
When did 11400 SW 88 ST last sell?
The last recorded transfer was in Jun 2018 for $34,750,000, on one deed conveying 5 parcels ($184 per square foot).
What is the folio for 11400 SW 88 ST?
Folio 3050060000671, site address 11400 SW 88 ST, Unincorporated County. It is the key to look the parcel up in the Miami-Dade County Property Appraiser — assessment roll.
More around 11400 SW 88 ST
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.
- U.S. General Services Administration — lease inventory — Active federal leases published monthly: annual rent actually paid, rentable square feet, effective and expiration dates, termination right, renewal options remaining and the lessor's name.
- Miami-Dade County building permits, and City of Miami permits since 2014 — Issued permits on the parcel: scope of work, suite where recorded, contractor, status and completion date, plus job cost and square footage from the city's file.
- 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 3050060000671.
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, “11400 SW 88 ST, Unincorporated County, FL (folio 3050060000671)”, https://buildingcensus.com/offices/miami/office-building-9c7d403a (data as of October 8, 2026).