Brickell Avenue Corner Office
For Sale
Contact for pricing
1110 Brickell Ave # 700A, Miami, FL 33131
Remodeled 6,337 SF office suite in the heart of Brickell.
Property Size6,337 SF
Price / SF$631.21
Days on Market164
Property Features for 1110 Brickell Ave # 700A
General Information
Standard status
Active
Size
6,337 SF
Property subtype
Office
Zoning
6407
Building Details
Year Built
1971
Listing Agency:
Live Lavish Realty
(786) 300-5229
Listed By:
Juan Reyes · License #3425627
Source:
Crexi
Added: Mar 2
Changed: Aug 8
Last Checked: Aug 8 at 6:43AM
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 Realty
Investment Insights
Based on property information with market context.
Located in the heart of Brickell on Brickell Avenue, this completely remodeled corner office suite is a turnkey opportunity. Situated on the 7th floor, this near-penthouse space offers approximately 6,337 square feet and encompasses essentially the entire floor. Floor-to-ceiling glass surrounds the suite, creating a bright, open, and ultra-modern environment with city views. The suite features high-end carpeting. An expansive bullpen area accommodates a large team, while four private, oversized executive offices provide quiet spaces. Nearly ten additional private offices line the windows, filled with natural light. A welcoming reception area and full kitchen complete the layout. Restrooms are conveniently located on the same floor. This office space is ideal for a law firm or any professional firm ready to establish a presence in Miami’s financial district.
Key Highlights
- Completely remodeled, turnkey corner office suite on Brickell Avenue.
- Near‑penthouse, 7th‑floor location with approximately 6,337 square feet.
- Essentially encompasses the entire floor, offering exclusivity.
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
$181,793
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
4.54%
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%
$3,635,860
$3.6M
Cap Rate 7%
$2,597,043
$2.6M
Cap Rate 9%
$2,019,922
$2.0M
Market Conditions
NOI Build-Up for 6,337 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
$285.2K $45.00/SF
− Vacancy
−$42.8K −$6.75/SF
EGI
$242.4K $38.25/SF
− OpEx
−$60.6K −$9.56/SF
NOI
$181.8K $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%
$3,635,860
Cap Rate 7%
$2,597,043
Cap Rate 9%
$2,019,922
Alternative Uses
Best Use
Office B
$2.60M
$2.27M – $3.03M
NOI $181,793 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.28M
$3.74M – $4.99M
NOI $299,426 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Remodeled 6,337 SF office suite in the heart of Brickell.
Where is this office units located?
The property is located at 1110 Brickell Ave # 700A Miami, FL.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Completely remodeled, turnkey corner office suite on Brickell Avenue.; Near‑penthouse, 7th‑floor location with approximately 6,337 square feet.; Essentially encompasses the entire floor, offering exclusivity.
