Commercial
Commercial real estate, handled with intention.
Office, retail, industrial, multifamily and land across Miami and South Florida. Whether you're leasing space, selling an asset, or making a personal real estate move as a business owner, you get data-driven advice and one advisor for the whole picture.
Enrique Ponte OjedaLicensed Florida Real Estate Agent · Carmona Realty Group
- $1.4Mincome property bought, Feb 2026
- $6.7M+closed volume
- 9closed deals
- MLS record, agent ID 3571606
Deal toolkit
Underwrite it before you love it.
Cap rate, from the rent roll
Price vs. income: the first number that matters.
NOI $116,000/yr · $9,667/mo before debt · GRM 11.1.
Expenses and vacancy are above the gross rent, so this property loses money before debt. Worth a hard look at the rent roll.
Cap rate = NOI ÷ price, before debt. Real underwriting checks the rent roll against market, lease terms, taxes on resale and deferred maintenance. That's the part I do before you commit.
What the space really costs
Quoted rates are $/SF/year. Here's your monthly check.
By year 5 that's $16,412/mo at 3% escalations, a $941,733 commitment over a 5-year term (base + NNN, before tax).
Base rent escalates yearly; NNN/CAM passes through actual building costs and varies. Sales tax on commercial rent may apply in Florida. I'll put the true all-in number on any specific space.
The 1031 clock
Two statutory deadlines run from the day you close.
Calendar days, weekends and holidays included, and the clock doesn't pause. The property search should start before you close, not after.
- The day you closethe clock starts; your qualified intermediary holds the proceeds
- Identify by —Identify replacement property (45 days)
- Close by —Close on replacement (180 days)
Educational only. A 1031 requires a qualified intermediary before closing, and the tax mechanics belong to your CPA and attorney. I run the real estate side: sourcing and closing the replacement inside the window.
What I do
Representation on every side of the deal.
Tenant and landlord representation on the leasing side, buyer and seller representation on the ownership side. Whichever side you're on, you get an advisor built around your interest.
Tenant Representation
I scout the market, model the lease economics on each option side by side, and negotiate rate, term and concessions in your favor, so you sign the space that fits the business, not the first one you tour.
Find the right space → Owners with space to fillLandlord Representation
Market-based pricing, marketing and lease structuring that protects your asset, matched with tenants who can actually perform on the lease.
Lease your space → Acquiring income propertyBuyer & Investor Representation
Cap rates, rent rolls and value-add upside analyzed before you commit, so the price reflects reality, not optimism. Run a first pass in the toolkit, then I underwrite the deal for real.
Underwrite a deal → Disposing an assetSeller Representation
Positioning and pricing grounded in real comps and current demand, on and off market, so your asset trades at a number the market will actually support.
Sell an asset →
Sectors
Asset types I work in.
Across Miami-Dade, Broward and South Florida, on both sides of the deal.
- Office
- Retail & Storefront
- Industrial & Warehouse
- Multifamily
- Mixed-Use
- Hospitality
- Land & Development
- Owner-User
- Restaurants & Cafés
- Automotive
- Medical & Wellness
- Flex & Creative
Who I help
Investors and business owners alike.
Two audiences, one standard, and the same underwriting behind every move.
Buy, sell and exchange on the numbers
Acquisition, disposition and 1031 exchange strategy with the underwriting to back every move, deal sourcing on and off market, cap-rate and cash-flow analysis, and value-add repositioning.
Run a Cap Rate → Business ownersOne advisor for the whole picture
Your commercial space and your personal real estate, coordinated, not siloed: lease-vs-buy analysis, owner-user acquisitions, relocation and expansion, and your personal home moves handled too.
Price Your Space →- Underwriting that holds up: cap rates, cash flow, lease economics.
- On- and off-market deal sourcing through private channels.
- Lease vs. buy analysis for your business.
- 1031 exchange coordination with your CPA and attorney.
- Negotiation that protects your terms, not just the headline number.
- One advisor for both your business and personal real estate.
How it works
A disciplined process, start to close.
Discovery
We define the objective, space needs, return targets, timeline and constraints, so every option is measured against what actually matters to you.
Analysis & underwriting
Comps, cap rates, rent rolls, lease economics and value-add upside, modeled before you commit, so decisions are grounded in numbers.
Strategy & sourcing
On-market and off-market options, a clear recommendation, and a negotiation plan built to protect your position.
Execute & close
I run the negotiation, coordinate due diligence and the right professionals, and manage the deal to a clean close.
What you walk away with
- A written objective and the constraints every option is judged against.
- Comps, cap rates and lease economics modeled before you commit.
- On- and off-market options with a clear recommendation.
- A negotiation plan built to protect your position and terms.
- Due diligence coordinated with the right professionals.
- A clean close, managed end to end.
Read the market
What's moving in Miami commercial.
My reporting on the office market and the deals reshaping it, plus the verified residential numbers behind every neighborhood.
Miami-Dade office availability fell to 14.6% in Q3
Savills and CBRE both show countywide office space tightening and asking rents rising year over year.
Read the Q3 report → Brickell · Citadel HQKen Griffin finished buying an entire Brickell block for more than $770 million
Four years, a 22-story condo bought unit by unit, and a $2.5 billion headquarters plan on Brickell Bay Drive.
Read the story → Market statisticsThe verified numbers, area by area
Closed medians, price per square foot and days on market from the Miami MLS.
Open market statistics →Many commercial deals never go public.
Off-market acquisitions and discreet dispositions. I source and sell commercial assets through private channels and direct owner outreach, so the right deal doesn't have to be a public one.
The closed record
Proof, not promises.
All transactions from the Miami Association of REALTORS® MLS closed record (agent ID 3571606). Verify any of it. More closed off-MLS and in progress.
Commercial FAQ
Questions I get from owners & investors.
Not covered here? Ask me on WhatsApp or call 786-578-6900. Straight answers, same day.
What types of commercial do you handle?
Do you handle both leasing and sales?
How do you value a commercial property?
Can you help with a 1031 exchange?
Can you represent my business and my personal real estate?
Do you have access to off-market commercial deals?
Start a conversation
Tell me about your commercial move.
Leasing, buying, selling, or weighing your options. Share a few details and I'll follow up to talk strategy and put real numbers to it. Everything stays confidential.
Have a commercial move on the horizon?Whether you're leasing, buying, selling or just weighing options, let's put real numbers to it. No pressure.
Licensed Florida Real Estate Agent · Carmona Realty Group
What you'll get back
- A straight read on the deal, backed by underwriting.
- On- and off-market options you won't find on a portal.
- Confidential, your details stay between us.