Two-Building Office
16811 NE 6th Avenue North Miami Beach, FL
For Sale
$1,850,000
SINGLE_FAMILY - North Miami Beach, FL
Property Size3,068 SF
Lot Size0.16 Acres
Price / SF$602
Days on Market24
Property Features for 16811 NE 6th Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
4800
Parking
15
Security features
Security Lighting
Standard status
Active
APN
0722070140310
Size
3,068 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
7 52 42 PB 53-75 1ST ADDN TO PANULETA GDNS LOT 30 BLK 5 LOT SIZE 65.000 X 110 OR 15983-2991 0793 2 (2) COC 26027-3701 10 2007 5
Tax Annual Amount
21491
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Flooring type
Carpet, Concrete, Tile, Wood
Building materials
Brick, Concrete
Roof type
Shingle
Listing Agency:
Compass Florida LLC
(561) 285-4794
Listed By:
Brad Kuskin · License #3333122
(561) 232-7899
Added: Jul 7
Changed: Jul 30
Last Checked: Jul 30 at 3:06AM
MLS# B26049816
Copyright © 2026 BeachesMLS. 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.
The property is a rare two-building office assemblage consisting of two freestanding, renovated single-story office buildings on contiguous parcels under one owner. The buildings total approximately 3,068 square feet and are being sold together. One building is delivered vacant, while the second is leased through June 2028 and includes a personal guarantee and a 60-day landlord termination right.
The offices are positioned on NE 6th Avenue and described as high-visibility, with excellent access. Interiors are move-in ready and are noted as suited to professional and medical office use.
This offering presents an owner-user opportunity: a buyer can occupy the vacant building and lease the other building to help offset ongoing expenses, subject to the existing lease terms.
The offices are positioned on NE 6th Avenue and described as high-visibility, with excellent access. Interiors are move-in ready and are noted as suited to professional and medical office use.
This offering presents an owner-user opportunity: a buyer can occupy the vacant building and lease the other building to help offset ongoing expenses, subject to the existing lease terms.
Key Highlights
- Two freestanding, renovated single‑story offices on contiguous parcels sold together under one ownership
- Approximately 3,068 SF office space on roughly 14,300 SF of land
- One building is delivered vacant; the second is leased through June 2028 with personal guarantee
Financial Insights For Office B
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 | $139.9k | $45.60 |
| − Vacancy | −$31.5k | −$10.26 |
| EGI | $108.4k | $35.34 |
| − OpEx | −$27.1k | −$8.84 |
| NOI | $81.3k | $26.51 |
3,068 SF · lease $45.60/SF/yr · vacancy 22.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,317 @ 7.0% cap · market cap 4.40%
Second Best
Healthcare Medical
$577.5K
$505.3K – $673.7K
NOI $40,424 @ 7.0% cap · market cap 2.19%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,957 @ 7.0% cap · market cap 5.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Office building - Two renovated, single-story office buildings sit on contiguous parcels and are sold together, with move-in ready interiors.
Where is this office building located?
The property is located at 16811 NE 6th Avenue North Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Two freestanding, renovated single‑story offices on contiguous parcels sold together under one ownership; Approximately 3,068 SF office space on roughly 14,300 SF of land; One building is delivered vacant; the second is leased through June 2028 with personal guarantee
