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    249 Collins Ave Miami Beach, FL 33139

    View on Map
    Sponsored
    For Sale
    $16,000,000

    Multi Family, Detached - Miami Beach, FL

    Type:Single Family Attached
    Property size:
    22,750 SF
    Lot size:
    0.30 Acres
    Days on Market:
    19
    Last Refresh:
    Mar 7 at 4:06 pm

    Property Features for 249 Collins Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Single Family Attached
    Standard status
    Active
    Zoning
    3003
    APN
    02-42-03-003-0420
    Parking features
    Other
    Size
    22,750 SF
    Lot size
    0.30 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Year built
    1920
    Number of units
    17
    Building materials
    Stucco
    Architectural style
    Other

    We can help!

    Listing Contact
    Ben Brissi

    BHHS EWM Realty (305) 960-2587

    Listing agent Ben Brissi (305) 674-4000 License #3288847

    Listing date Feb 17, 2026

    MLS# A11893497 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    South of Fifth Development Opportunity

    This ultra-rare development opportunity is located South of Fifth. The 13,000 square foot lot includes 249 Collins Ave, 255 Collins Ave, and 247 Ocean Ct. Existing improvements feature 15 apartments and 2 retail spaces, producing a gross annual income of $467,900 with rents below market value. A development feasibility study confirms the potential to build up to 5 stories with 26 residential units and 22,750 square feet of buildable area without variances. There is potential to increase this even more by taking advantage of the Live Local Act or other state, county, and city development bonuses. This is an exceptional chance to create a new project in Miami Beach's most coveted neighborhood, blending immediate income with prime development upside. The zoning is RPS-3.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Law Firm Real Estate Agency Spa & Massage Center Dental Office Restaurant Hair Salon Nail Salon Building Supply Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami Beach
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.13326
    Latitude
    25.771828

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    FAQs

    What type of property is this?
    Apartment building - Rare Miami Beach development opportunity with income and upside potential.
    Where is this apartment building located?
    The property is located at 249 Collins Ave Miami Beach, FL.
    What is the asking price?
    The asking price for this property is $16,000,000.
    What are key features of this property?
    This property features: - Ultra-rare 13,000 SF development opportunity South of Fifth.; - Feasibility study confirms potential to build up to 5 stories with 26 residential units and 22,750 SF of buildable area without variances.; - Existing improvements include 15 apartments + 2 retail spaces producing $467,900 gross annually.
    (561) 870-2211
    Request Owner's contact information
    249 Collins Ave Miami Beach, FL 33139
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    Miami Beach, FL 33139
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    249 Collins Ave Miami Beach, FL 33139
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    We can help!
    Listing Contact
    Ben Brissi
    Real Estate License ID: 3288847
    (561) 870-2211 (305) 674-4050 (305) 674-4000
    Learn more
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