Waterfront Office
For Sale
$350,000
2101 Brickell Avenue Cu3, Miami, FL 33129
Vacant commercial unit with outdoor seating, building visibility, and a small market on the lobby level.
Property Size522 SF
Price / SF$670.50
Days on Market34
Property Features for 2101 Brickell Avenue Cu3
General Information
Standard status
Active
Size
522 SF
Amenities
outside seating area
small market on the lobby level
Building Details
Year Built
2004
Listing Agency:
BHHS EWM Realty
(305) 726-3133
Listed By:
Scott Shuffield · License #3237495
Source:
Chenoregroup
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 9:09AM
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 BHHS EWM Realty
Investment Insights
Based on property information with market context.
This 522 sqft office unit at Skyline Brickell is currently vacant and includes an outside seating area. The property was built in 2004 and offers commercial space within a building that also has a small market on the lobby level.
The unit is located at 2101 Brickell Avenue Cu3 in Miami, near the water and with access to Brickell, US1, shops, and dining. Visibility to building residents adds an identifiable exposure point for an office occupant.
The unit is located at 2101 Brickell Avenue Cu3 in Miami, near the water and with access to Brickell, US1, shops, and dining. Visibility to building residents adds an identifiable exposure point for an office occupant.
Key Highlights
- 522 sqft office unit
- Currently vacant for occupancy
- Outside seating area included
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 unit with outdoor seating, building visibility, and a small market on the lobby level.
Where is this office units located?
The property is located at 2101 Brickell Avenue Cu3 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; Currently vacant for occupancy; Outside seating area included
