Remodeled Corner Office
For Sale
$3,000,000
1110 Brickell Ave 310a, Miami, FL 33131
Bright professional workspace with glass partitions, private offices, an updated kitchen, and city views.
Property Size4,719 SF
Price / SF$635.73
Days on Market31
Property Features for 1110 Brickell Ave 310a
General Information
Standard status
Active
Size
4,719 SF
Additional Details
Floor
3
Utilities to Site
Yes
Amenities
valet services
Building Details
Year Built
1971
Listing Agency:
Live Lavish Real Estate
Listed By:
Juan Reyes · License #A11970890
(786) 300-5229
Source:
Thepennteam
Added: Aug 9
Changed: Sep 8
Last Checked: Sep 6 at 9:13AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Live Lavish Real Estate
Investment Insights
Based on property information with market context.
This 4,719-square-foot corner office suite in Miami’s Brickell financial district was built in 1971 and has been fully remodeled. The interior includes modern glass partitions, waterproof vinyl flooring, private offices with city views, abundant natural light, and an updated kitchen designed for daily workplace use.
Water and electricity are included through the HOA. Parking is not part of the suite, while a parking garage sits directly behind the building and valet service is available on site. The property is located at 1110 Brickell Ave in Miami, providing an office setting within the city’s established financial district.
Water and electricity are included through the HOA. Parking is not part of the suite, while a parking garage sits directly behind the building and valet service is available on site. The property is located at 1110 Brickell Ave in Miami, providing an office setting within the city’s established financial district.
Key Highlights
- 4,719‑square‑foot corner office suite
- Fully remodeled interior with modern glass partitions
- Private offices feature city views and abundant natural light
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
$135,376
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
4.51%
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%
$2,707,520
$2.7M
Cap Rate 7%
$1,933,943
$1.9M
Cap Rate 9%
$1,504,178
$1.5M
Market Conditions
NOI Build-Up for 4,719 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
$212.4K $45.00/SF
− Vacancy
−$31.9K −$6.75/SF
EGI
$180.5K $38.25/SF
− OpEx
−$45.1K −$9.56/SF
NOI
$135.4K $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%
$2,707,520
Cap Rate 7%
$1,933,943
Cap Rate 9%
$1,504,178
Alternative Uses
Best Use
Office B
$1.93M
$1.69M – $2.26M
NOI $135,376 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.19M
$2.79M – $3.72M
NOI $222,975 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12,688
Businesses Nearby
Explore this area
Business Placement
Demographics for 33131, FL
26,213
Population
18,872
Households
1.4
Avg Household Size
37
Median Age
77%
College-Educated
98%
High-School Grad
0.5 sq mi
ZIP Area
52,426
Density / Sq Mi
$143,114
Median Household Income
$86,331
Median Earnings
$2,847
Median Rent
$621,700
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Bright professional workspace with glass partitions, private offices, an updated kitchen, and city views.
Where is this office units located?
The property is located at 1110 Brickell Ave 310a Miami, FL.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 4,719‑square‑foot corner office suite; Fully remodeled interior with modern glass partitions; Private offices feature city views and abundant natural light
