Medical Office Condo
For Sale
Contact for pricing
2101 SW 101st Ave # 204 #6-204, Miramar, FL 33025
Professional office condo with reception, private office, and private bathroom within Mirabella Plaza.
Property Size577 SF
Price / SF$483.54
Days on Market59
Property Features for 2101 SW 101st Ave # 204 #6-204
General Information
Standard status
Active
Size
577 SF
Property subtype
Office
Zoning
TND
Additional Details
Highway Access
Yes
Building Details
Year Built
2017
Buildings
6
Stories
2
Listing Agency:
Brokers, LLC
(954) 993-1616
Listed By:
Natalia Alzate · License #3591511
Source:
Crexi
Added: Jun 19
Changed: Aug 8
Last Checked: Aug 13 at 3:54PM
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 Brokers, LLC
Investment Insights
Based on property information with market context.
This for-sale office condo suite in Mirabella Plaza is built for professional use, with approximately 577 SF of interior space that includes a reception area, a private office, and a bathroom. The property was constructed in 2017 and is currently tenant occupied, offering continuity for an investor or the option for an owner-occupant to take over in the future.
The suite is located near I-75 and Miramar Parkway, within a commercial plaza setting. The building provides ample parking and is described as having low operating costs, which can be helpful for day-to-day occupancy.
Designed to support a range of professional services, the configuration is well suited for medical, wellness, beauty, accounting, legal, and other professional uses. Because the unit is already tenant occupied, it may appeal to investors seeking immediate income, while also serving as a practical alternative for buyers looking to move into a compact, functional office layout in a centrally positioned plaza.
The suite is located near I-75 and Miramar Parkway, within a commercial plaza setting. The building provides ample parking and is described as having low operating costs, which can be helpful for day-to-day occupancy.
Designed to support a range of professional services, the configuration is well suited for medical, wellness, beauty, accounting, legal, and other professional uses. Because the unit is already tenant occupied, it may appeal to investors seeking immediate income, while also serving as a practical alternative for buyers looking to move into a compact, functional office layout in a centrally positioned plaza.
Key Highlights
- Professional office condo in Mirabella Plaza built in 2017
- 577 SF unit with reception area, private office, and private bathroom
- Currently tenant occupied, providing immediate income for investors
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
$8,833
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
3.17%
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%
$176,660
$176.7K
Cap Rate 7%
$126,186
$126.2K
Cap Rate 9%
$98,144
$98.1K
Market Conditions
NOI Build-Up for 577 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
$15.6K $27.00/SF
− Vacancy
−$857 −$1.49/SF
EGI
$14.7K $25.51/SF
− OpEx
−$5.9K −$10.21/SF
NOI
$8.8K $15.31/SF
Area
Miramar, FL
Vacancy
5.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$176,660
Cap Rate 7%
$126,186
Cap Rate 9%
$98,144
Alternative Uses
Best Use
Healthcare Medical
$126.2K
$110.4K – $147.2K
NOI $8,833 @ 7.0% cap · market cap 3.17%
Second Best
Office B
$92.5K
$80.9K – $107.9K
NOI $6,473 @ 7.0% cap · market cap 2.32%
Theoretical Best
Specialty Retail
$268.5K
$235.0K – $313.3K
NOI $18,796 @ 7.0% cap · market cap 6.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Explore this area
Business Placement
Demographics for 33025, FL
75,455
Population
30,260
Households
2.5
Avg Household Size
36
Median Age
30%
College-Educated
93%
High-School Grad
10.6 sq mi
ZIP Area
7,118
Density / Sq Mi
$68,120
Median Household Income
$41,231
Median Earnings
$1,945
Median Rent
$339,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Professional office condo with reception, private office, and private bathroom within Mirabella Plaza.
Where is this office units located?
The property is located at 2101 SW 101st Ave # 204 #6-204 Miramar, FL.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Professional office condo in Mirabella Plaza built in 2017; 577 SF unit with reception area, private office, and private bathroom; Currently tenant occupied, providing immediate income for investors
