Two-Building Office
For Sale
$1,850,000
16811 NE 6th Avenue, North Miami Beach, FL
Commercial Sale, North Miami Beach, FL
Property Size3,068 SF
Lot Size0.16 Acres
Price / SF$602
Days on Market69
Property Features for 16811 NE 6th Avenue
General Information
Property type
Residential
Property subtype
Office
Zoning
4800
Parking
15
Security features
Security Lighting
Subdivision
2220
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
Legal 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
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
Wood, Concrete, Tile, Carpet
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: Sep 13
Last Checked: Sep 13 at 10:06AM
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.
This office property comprises two freestanding, single-story buildings on contiguous parcels, totaling approximately 3,068 square feet on roughly 0.16 acres. Both structures have been renovated and offer interiors suited to professional or medical office use. Existing features include central heating and cooling, tile, carpet, concrete and wood flooring, brick and concrete construction, public water and public sewer, and shingle roofing.
The property is located at 16811 NE 6th Avenue in North Miami Beach, within Miami-Dade County. One building is vacant, while the second is leased through June 2028. The leased building includes a personal guarantee and a 60-day landlord termination right. Zoning is identified as 4800.
The property is located at 16811 NE 6th Avenue in North Miami Beach, within Miami-Dade County. One building is vacant, while the second is leased through June 2028. The leased building includes a personal guarantee and a 60-day landlord termination right. Zoning is identified as 4800.
Key Highlights
- Two freestanding office buildings on contiguous parcels
- Approximately 3,068 SF of total building area on roughly 0.16 acres
- Renovated single‑story offices suited to professional and medical use
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
$81,317
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
4.40%
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%
$1,626,340
$1.6M
Cap Rate 7%
$1,161,671
$1.2M
Cap Rate 9%
$903,522
$903.5K
Market Conditions
NOI Build-Up for 3,068 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
$139.9K $45.60/SF
− Vacancy
−$31.5K −$10.26/SF
EGI
$108.4K $35.34/SF
− OpEx
−$27.1K −$8.84/SF
NOI
$81.3K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /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%
$1,626,340
Cap Rate 7%
$1,161,671
Cap Rate 9%
$903,522
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
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Current Use
Location Intelligence
Trade Area within ½ mile
1,741
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Renovated single-story offices include one vacant building and one leased building.
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 office buildings on contiguous parcels; Approximately 3,068 SF of total building area on roughly 0.16 acres; Renovated single‑story offices suited to professional and medical use
