Two-Story Office
For Sale
$10,900,000
6900 SW 80th St, Miami, FL 33143
Commercial Sale, Miami, FL
Property Size12,900 SF
Lot Size0.67 Acres
Price / SF$844.96
Days on Market271
Property Features for 6900 SW 80th St
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
6900
Subdivision
40
Standard status
Active
APN
30-40-35-011-0180
Lot size
0.67 Acres
Taxes and HOA fees
Tax Description
LUDLAM GROVES ADDN PB 56-20 PORT OF TRS 38 THRU 40 DESC COMM AT NE COR OF W1/2 OF SE1/4 OF SEC TH S 86 DEG W 290.20FT S 06 DEG E 35.07FT N 8
Tax Annual Amount
67727
Legal Description
LUDLAM GROVES ADDN PB 56-20 PORT OF TRS 38 THRU 40 DESC COMM AT NE COR OF W1/2 OF SE1/4 OF SEC TH S 86 DEG W 290.20FT S 06 DEG E 35.07FT N 8
Amenities
balconies
landscaped grounds
signage
flagpole
Building Details
Year built
2008
Listing Agency:
Westvest Associates, Inc.
(305) 490-4610
Listed By:
Darian Rodriguez · License #3368768
(786) 307-5545
Added: Dec 17, 2025
Changed: Sep 2
Last Checked: Sep 14 at 12:06PM
MLS# A11931802
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 two-story office property provides 12,900 square feet of workspace with a layout that combines private offices, conference rooms, and open work areas. Built in 2008, the building has been consistently maintained and includes balconies, extensive windows, landscaped grounds, and exterior signage positions on all four sides plus a front pedestal. The property is located at 6900 SW 80th St in Miami, within Miami-Dade County.
Parking includes 16 covered spaces and 46 spaces in total. The site is near Dadeland Mall, where dining and retail options include Macy's, Apple, Saks Fifth Avenue, Shake Shack, Texas de Brazil, and Starbucks. Major roads provide access to Coral Gables, Pinecrest, Downtown Miami, and Brickell.
Parking includes 16 covered spaces and 46 spaces in total. The site is near Dadeland Mall, where dining and retail options include Macy's, Apple, Saks Fifth Avenue, Shake Shack, Texas de Brazil, and Starbucks. Major roads provide access to Coral Gables, Pinecrest, Downtown Miami, and Brickell.
Key Highlights
- 12,900 square feet across two stories
- Built in 2008 and consistently maintained
- 16 covered parking spaces; 46 spaces total
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
$370,069
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
3.40%
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%
$7,401,380
$7.4M
Cap Rate 7%
$5,286,700
$5.3M
Cap Rate 9%
$4,111,878
$4.1M
Market Conditions
NOI Build-Up for 12,900 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
$580.5K $45.00/SF
− Vacancy
−$87.1K −$6.75/SF
EGI
$493.4K $38.25/SF
− OpEx
−$123.4K −$9.56/SF
NOI
$370.1K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$7,401,380
Cap Rate 7%
$5,286,700
Cap Rate 9%
$4,111,878
Alternative Uses
Best Use
Office B
$5.29M
$4.63M – $6.17M
NOI $370,069 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$8.71M
$7.62M – $10.16M
NOI $609,531 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,681
Businesses Nearby
Explore this area
Business Placement
Demographics for 33143, FL
34,853
Population
15,374
Households
2.3
Avg Household Size
41
Median Age
60%
College-Educated
94%
High-School Grad
7.8 sq mi
ZIP Area
4,468
Density / Sq Mi
$80,924
Median Household Income
$52,864
Median Earnings
$1,823
Median Rent
$768,900
Median Home Value
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Market
Vacancy Rate% for Office in Miami, FL
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Frequently Asked Questions
What type of property is this?
Office building - Flexible workspace includes private offices, conference rooms, and open work areas within a professionally maintained facility.
Where is this office building located?
The property is located at 6900 SW 80th St Miami, FL.
What is the asking price?
The asking price for this property is $10,900,000.
What are key features of this property?
This property features: 12,900 square feet across two stories; Built in 2008 and consistently maintained; 16 covered parking spaces; 46 spaces total
