Leased Office
For Sale
Contact for pricing
2201 SW 101st Ave # 209 #4-209, Miramar, FL 33025
Currently leased commercial space near major roadways, residential communities, restaurants, and businesses.
Property Size731 SF
Price / SF$395.35
Days on Market10
Property Features for 2201 SW 101st Ave # 209 #4-209
General Information
Standard status
Active
Size
731 SF
Property subtype
Office, Retail
Additional Details
Gross Income
$23,400
Listing Agency:
Brokers, LLC
Listed By:
Claudia Serna · License #3015838
(954) 993-1616
Source:
Crexi
Added: Sep 2
Changed: Sep 9
Last Checked: Sep 10 at 7:00AM
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 731-square-foot office unit is located within Mirabella Plaza at 2201 SW 101st Ave in Miramar. The space is currently leased and is suited to professional or business use.
The property is near Miramar Blvd and Palm Ave, with access to major roadways and surrounding residential communities, restaurants, and businesses. Its plaza setting and existing lease provide a straightforward option for ownership of a small commercial office asset.
The property is near Miramar Blvd and Palm Ave, with access to major roadways and surrounding residential communities, restaurants, and businesses. Its plaza setting and existing lease provide a straightforward option for ownership of a small commercial office asset.
Key Highlights
- 731 SF commercial office unit
- Currently leased
- Located in Mirabella Plaza
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
$8,201
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
2.84%
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%
$164,020
$164.0K
Cap Rate 7%
$117,157
$117.2K
Cap Rate 9%
$91,122
$91.1K
Market Conditions
NOI Build-Up for 731 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
$13.9K $19.08/SF
− Vacancy
−$3.0K −$4.12/SF
EGI
$10.9K $14.96/SF
− OpEx
−$2.7K −$3.74/SF
NOI
$8.2K $11.22/SF
Area
Miramar, FL
Vacancy
21.60%
Lease Rate
$19.08 /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%
$164,020
Cap Rate 7%
$117,157
Cap Rate 9%
$91,122
Alternative Uses
Best Use
Office B
$117.2K
$102.5K – $136.7K
NOI $8,201 @ 7.0% cap · market cap 2.84%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$340.2K
$297.7K – $396.9K
NOI $23,813 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
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Frequently Asked Questions
What type of property is this?
Office units - Currently leased commercial space near major roadways, residential communities, restaurants, and businesses.
Where is this office units located?
The property is located at 2201 SW 101st Ave # 209 #4-209 Miramar, FL.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 731 SF commercial office unit; Currently leased; Located in Mirabella Plaza
