Well-Maintained Dadeland Office
For Sale
$10,900,000
6900 SW 80th St, Miami, FL 33143
Two-story office building in Dadeland Pavilion with ample parking.
Property Size12,900 SF
Lot Size0.67 Acres
Price / SF$844.96
Days on Market144
Property Features for 6900 SW 80th St
General Information
Standard status
Active
Size
12,900 SF
Lot size
0.67 Acres
Building Details
Year Built
2008
Listing Agency:
Westvest Associates, Inc.
Listed By:
Darian Rodriguez · License #3368768
(786) 307-5545
Source:
Mymiahomes
Added: Apr 24
Changed: Aug 23
Last Checked: Sep 13 at 3:28PM
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 Westvest Associates, Inc.
Investment Insights
Based on property information with market context.
This meticulously maintained two-story office building, constructed in 2008, features an attractive façade with abundant windows, balconies, and professionally landscaped grounds. Signage is available on all four sides of the structure, as well as on the front pedestal, which is surrounded by landscaping and a flagpole. The property comprises 12,900 square feet and is situated on 0.67 acres. It offers 16 covered parking spaces, with a total of 46 parking spaces available. The interior layout supports a variety of business needs, including private offices, conference rooms, and open work areas. Dadeland Pavilion provides a strategic presence in South Miami with connectivity to major roads, allowing easy access to Coral Gables, Pinecrest, Downtown Miami, and Brickell. The area offers dining and shopping options, and Dadeland Mall, featuring retailers including Macy's, Apple, and Saks Fifth Avenue, is located nearby.
Key Highlights
- Strategic location in Dadeland Pavilion, South Miami, with seamless connectivity to major roads and key business areas.
- Meticulously maintained 12,900 sq ft office building with attractive façade, abundant windows, balconies, and professionally landscaped grounds.
- Ample parking: 46 total spaces, including 16 covered spaces.
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 - Two-story office building in Dadeland Pavilion with ample parking.
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: Strategic location in Dadeland Pavilion, South Miami, with seamless connectivity to major roads and key business areas.; Meticulously maintained 12,900 sq ft office building with attractive façade, abundant windows, balconies, and professionally landscaped grounds.; Ample parking: 46 total spaces, including 16 covered spaces.
