Office Unit with Outdoor
For Sale
$350,000
2101 Brickell Ave, Miami, FL 33129
Commercial Sale, Miami, FL
Property Size522 SF
Price / SF$670.50
Days on Market68
Property Features for 2101 Brickell Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
4603
Parking features
Valet, Assigned
Security features
Security
Subdivision
41
Standard status
Active
APN
01-41-39-084-3630
Taxes and HOA fees
Tax Year
2023
Tax Description
SKYLINE ON BRICKELL CONDO UNIT CU3 UNDIV 0.13774% INT IN COMMON ELEMENTS OFF REC 22848-4086 COC 26387-1188 05 2008 5
Tax Annual Amount
6170
HOA Fee
$680 Monthly
Legal Description
SKYLINE ON BRICKELL CONDO UNIT CU3 UNDIV 0.13774% INT IN COMMON ELEMENTS OFF REC 22848-4086 COC 26387-1188 05 2008 5
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Water front
1
Amenities
outside seating area
small market on the lobby level
Building Details
Year built
2004
Flooring type
Marble, Slate
Building materials
Block
Listing Agency:
BHHS EWM Realty
(305) 960-2400
Listed By:
Scott Shuffield · License #3237495
(305) 726-3133
Added: Jun 13
Changed: Aug 19
Last Checked: Aug 19 at 7:06PM
MLS# A11605802
Copyright © 2026 Miami REALTORS®. 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 522-square-foot office unit at Skyline Brickell is currently vacant and includes an outdoor seating area. The suite features marble and slate flooring, central heating, and central air conditioning within a 2004-built block construction building. Public water and sewer serve the property.
The location is near the water with access to Brickell and US1, along with nearby shops and dining. A small market is located on the lobby level. Parking features include an assigned space and valet parking.
The location is near the water with access to Brickell and US1, along with nearby shops and dining. A small market is located on the lobby level. Parking features include an assigned space and valet parking.
Key Highlights
- 522 sqft office unit at Skyline Brickell
- Outdoor seating area included
- Marble and slate flooring with central heating and central air
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
$14,975
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
4.28%
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%
$299,500
$299.5K
Cap Rate 7%
$213,929
$213.9K
Cap Rate 9%
$166,389
$166.4K
Market Conditions
NOI Build-Up for 522 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
$23.5K $45.00/SF
− Vacancy
−$3.5K −$6.75/SF
EGI
$20.0K $38.25/SF
− OpEx
−$5.0K −$9.56/SF
NOI
$15.0K $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%
$299,500
Cap Rate 7%
$213,929
Cap Rate 9%
$166,389
Alternative Uses
Best Use
Office B
$213.9K
$187.2K – $249.6K
NOI $14,975 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$352.4K
$308.3K – $411.1K
NOI $24,665 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,906
Businesses Nearby
Explore this area
Business Placement
Demographics for 33129, FL
15,218
Population
8,275
Households
1.8
Avg Household Size
44
Median Age
68%
College-Educated
97%
High-School Grad
1.4 sq mi
ZIP Area
10,870
Density / Sq Mi
$102,969
Median Household Income
$54,935
Median Earnings
$2,241
Median Rent
$573,900
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 - Vacant commercial suite with central HVAC, assigned parking, and valet parking available.
Where is this office units located?
The property is located at 2101 Brickell Ave Miami, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 522 sqft office unit at Skyline Brickell; Outdoor seating area included; Marble and slate flooring with central heating and central air
