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    Waterfront Restaurant with Boat Docking Title is generated by Realmo AI

    Miami, FL 33138, Miami, FL 33138

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    Claim this Listing
    For Sale
    $1,200,000

    Business Opportunity - Miami, FL

    Property size:
    1,942 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $617/SF
    Added:
    May 13, 2026
    Days on Market:
    18
    Last Refresh:
    May 30 at 7:06 am

    Property Features

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    1,942 SF
    Lot size
    0.25 Acres

    Building Details

    Year built
    2020
    Architectural style
    Other

    We can help!

    Listing Contact
    Lydia Feral

    Listing agent Lydia Feral License #3189144

    Listing office Beachfront Realty Inc 18205 Biscayne Blvd Ste 2205, Miami Beach, FL

    Listing date May 13, 2026

    MLS# A11950719 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.

    HighLights

    • Rare waterfront restaurant opportunity with direct boat access and on‑site docking
    • Expansive outdoor terraces (165 seats total) ideal for sunset dining and private events
    • Located in Little River, one of Miami's fastest‑growing neighborhoods
    • Asset sale opportunity with option for LLC acquisition or partnership
    • Large private parking lot
    • 10.5 years remaining on the lease

    Overview

    This waterfront restaurant for sale is located in the Little River area of Miami, a rapidly growing neighborhood. The property features direct boat access with on-site docking, offering a unique dining experience. Set within tropical landscaping, the restaurant provides an upscale atmosphere with outdoor terraces suitable for sunset dining, private events, and celebrations. The restaurant has a total of 165 seats. There are two indoor dining rooms, including a private dining area, and two terraces with 40 seats and 125+ seats. A large private parking lot is available. The building size is 1,942 square feet, situated on an 11,000-square-foot lot. A 4COP liquor license is available for $2,000 per month. The rent is $23,000 per month, with 10.5 years remaining on the lease. The property could qualify for an E2 visa or Green card. This is an asset sale opportunity.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $124.2k $63.96
    − Vacancy −$1.9k −$0.96
    EGI $122.3k $63.00
    − OpEx −$30.6k −$15.75
    NOI $91.8k $47.25
    1,942 SF · lease $63.96/SF/yr · vacancy 1.50% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $1.31M
    $1.15M – $1.53M (±1% cap)
    NOI $91,760 @ 7.0% cap · market cap 7.65%
    Second Best
    Hotel Hospitality
    $208.7K
    $182.7K – $243.5K (±1% cap)
    NOI $14,612 @ 7.0% cap · market cap 1.22%
    Theoretical Best
    —
    —
    same as Best Use
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Similar Places Nearby

    • Cafe 701 — 701 Brickell Ave, Miami, FL 33131
    • Ar Ar Ar — Miami, FL 33130
    • sanvillabuffet — 255 E Flagler St #79, Miami, FL 33131
    • Manila Kantina Buffet — 245 E Flagler St, Miami, FL 33131

    Map

    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.1846
    Latitude
    25.8552

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    FAQs

    What type of property is this?
    Conventional restaurant - Waterfront restaurant with boat access in a growing Miami neighborhood.
    Where is this conventional restaurant located?
    The property is located at Miami, FL.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Rare waterfront restaurant opportunity with direct boat access and on‑site docking; Expansive outdoor terraces (165 seats total) ideal for sunset dining and private events; Located in Little River, one of Miami's fastest‑growing neighborhoods
    (305) 405-0615
    We can help!
    Listing Contact
    Lydia Feral
    Real Estate License ID: 3189144
    Request Owner's contact information
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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.

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