Remodeled Office
For Sale
$515,000
12550 Biscayne Blvd, North Miami, FL 33181
Commercial Sale, North Miami, FL
Property Size1,032 SF
Lot Size0.02 Acres
Price / SF$499.03
Days on Market75
Property Features for 12550 Biscayne Blvd
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
6201
Parking features
Assigned, Valet, Covered
Security features
Security Lighting
Directions
Use GPS.
Subdivision
22
Standard status
Active
APN
06-22-29-112-0840
Lot size
0.02 Acres
Taxes and HOA fees
Tax Description
12550 BISCAYNE CONDO UNIT 902 UNDIV 1.2775% INT IN COMMON ELEMENTS OFF REC 25977-1190
Tax Annual Amount
7576
HOA Fee
$1,365 Monthly
Legal Description
12550 BISCAYNE CONDO UNIT 902 UNDIV 1.2775% INT IN COMMON ELEMENTS OFF REC 25977-1190
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
Bathrooms on every floor
Complimentary valet parking for visitors
Views of City Skyline
Janitorial service
Security
Building Details
Year built
1972
Flooring type
Tile
Listing Agency:
Miami New Realty
(305) 485-3100
Listed By:
Ana Paula Lemes Alves · License #3262557
(305) 987-2007
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 12 at 12:06AM
MLS# A11985589
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This remodeled office unit offers 1,032 sf ft of open workspace with 6 new workstations, a meeting room, television, sofas, table, chairs, and a new kitchen. Tile flooring, skyline views, and a north-facing orientation add to the finished interior. The unit is designed as a furnished professional office within a building constructed in 1972.
Building maintenance includes utilities, janitorial service 5 times per week, FPL, water, valet service, and security. The property also provides bathrooms on every floor, one covered reserved parking space, and 3 unassigned spaces available on a first-come, first-served basis. Visitor valet parking is complimentary. Located at 12550 Biscayne Blvd in North Miami, the property is 2.9 miles from 95 hwy and Bal Harbor Shops.
Building maintenance includes utilities, janitorial service 5 times per week, FPL, water, valet service, and security. The property also provides bathrooms on every floor, one covered reserved parking space, and 3 unassigned spaces available on a first-come, first-served basis. Visitor valet parking is complimentary. Located at 12550 Biscayne Blvd in North Miami, the property is 2.9 miles from 95 hwy and Bal Harbor Shops.
Key Highlights
- 1,032 sf ft furnished office unit with 6 new workstations
- Meeting room, new kitchen, television, sofas, table, and 8 new chairs
- One covered reserved parking space plus 3 unassigned first‑come, first‑served spaces
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,353
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.31%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,060
$547.1K
Cap Rate 7%
$390,757
$390.8K
Cap Rate 9%
$303,922
$303.9K
Market Conditions
NOI Build-Up for 1,032 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$47.1K $45.60/SF
− Vacancy
−$10.6K −$10.26/SF
EGI
$36.5K $35.34/SF
− OpEx
−$9.1K −$8.84/SF
NOI
$27.4K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,060
Cap Rate 7%
$390,757
Cap Rate 9%
$303,922
Alternative Uses
Best Use
Office B
$390.8K
$341.9K – $455.9K
NOI $27,353 @ 7.0% cap · market cap 5.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$523.6K
$458.1K – $610.8K
NOI $36,650 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,391
Businesses Nearby
Explore this area
Business Placement
Demographics for 33181, FL
20,955
Population
9,401
Households
2.2
Avg Household Size
39
Median Age
41%
College-Educated
91%
High-School Grad
3.0 sq mi
ZIP Area
6,985
Density / Sq Mi
$56,473
Median Household Income
$40,233
Median Earnings
$1,665
Median Rent
$315,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Furnished professional workspace with a meeting room, updated kitchen, covered parking, and building-provided services.
Where is this office units located?
The property is located at 12550 Biscayne Blvd North Miami, FL.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: 1,032 sf ft furnished office unit with 6 new workstations; Meeting room, new kitchen, television, sofas, table, and 8 new chairs; One covered reserved parking space plus 3 unassigned first‑come, first‑served spaces
