01 — THE LEASE
$17,000 / Month.
Modified Gross.
773 + 775 NW 21st Terrace together — 11,432 SF of land across two lots, 1,480 SF of buildings, about 4,050 SF of covered carport, concrete paving and a fenced yard.
02 — WHAT MODIFIED GROSS MEANS
A Modified Gross lease is a middle ground between a Gross lease, where the landlord pays most operating expenses, and a Net (NNN) lease, where the tenant pays taxes, insurance and maintenance on top of rent. Under Modified Gross, the base rent covers some property expenses and the rest are split between landlord and tenant as negotiated in the lease.
| Expense | Gross | Modified Gross | NNN |
|---|---|---|---|
| Property taxes | Typically landlord | Negotiated | Typically tenant |
| Building insurance | Typically landlord | Negotiated | Typically tenant |
| Structural & roof | Typically landlord | Typically landlord | Typically tenant |
| Utilities | Typically tenant | Typically tenant | Typically tenant |
| Interior maintenance | Typically tenant | Typically tenant | Typically tenant |
| Janitorial | Typically tenant | Typically tenant | Typically tenant |
Typical structure shown for illustration. The specific expense allocation for 773 & 775 NW 21st Terrace is defined in the lease — request the lease terms.
Modified Gross: specific expense responsibilities are defined in the lease. Terms subject to change and landlord approval.
03 — WHAT $17,000 / MONTH INCLUDES
- Land
- 11,432 SF across two lots (773 + 775)
- Buildings
- 1,480 SF — 680 SF one-story office + 800 SF CBS warehouse, built 2016
- Covered carports
- ≈4,050 SF aluminum (2,412 SF + 1,638 SF)
- Paving
- Concrete paving and a fenced yard
- Availability
- Available now
Areas per Miami-Dade Property Appraiser records, 2026 roll; subject to survey.
04 — ZONING & USE
Zoning: D2 — Industrial District (City of Miami, Miami 21), per Miami-Dade municipal zoning records. D2 is Miami 21's general industrial district; permitted, Warrant and Exception uses are set out in Miami 21 Article 4, Table 3. Tenants should confirm their specific use with the City of Miami — a Zoning Verification Letter is recommended.
Certificate of Use: the most recent Certificate of Use for the property is for an automotive mechanic shop and is still active, per the landlord. The Property Appraiser lists 773's use as "Automotive or Marine." Automotive-repair tenants should verify the CU's status, scope and transferability with the City of Miami; a new tenant typically needs its own Certificate of Use and Business Tax Receipt.