Modern Income-Generating Office
For Sale
Contact for pricing
25 SW 9th St CU-8, Miami, FL 33130
Class A office in luxury mixed-use building, excellent investment opportunity.
Property Size7,279 SF
Price / SF$892.98
Days on Market524
Property Features for 25 SW 9th St CU-8
General Information
Standard status
Active
Size
7,279 SF
Class
A
Property subtype
Office, Retail
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Building Details
Year Renovated
2024
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Avanti Way Realty
Listed By:
Matias Rey · License #FL 3297036
(786) 423-4662
Source:
Crexi
Added: Apr 4, 2025
Changed: Sep 8
Last Checked: Jul 16 at 3:04AM
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 Avanti Way Realty
Investment Insights
Based on property information with market context.
This 7,279-square-foot, Class A office space is located on the fifth floor of Brickell Heights Building. The property offers a modern, flexible layout with high ceilings (11’8) and expansive windows that provide natural light. Currently operating as a co-working space, the property is income-generating and presents an opportunity for investors, owner-users, and co-working operators. The office includes 10 dedicated parking spaces with valet service. It is situated in a luxury mixed-use building designed by Rockwell Group & Arquitectonica, featuring amenities such as Equinox and SoulCycle, and direct parking access.
Key Highlights
- Income‑generating Class A office space suitable for investors, owner‑users, and co‑working operators.
- Located in Brickell Heights, a luxury mixed‑use building designed by Rockwell Group & Arquitectonica.
- Features top‑tier amenities including Equinox and SoulCycle.
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
$208,816
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
3.21%
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%
$4,176,320
$4.2M
Cap Rate 7%
$2,983,086
$3.0M
Cap Rate 9%
$2,320,178
$2.3M
Market Conditions
NOI Build-Up for 7,279 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
$327.6K $45.00/SF
− Vacancy
−$49.1K −$6.75/SF
EGI
$278.4K $38.25/SF
− OpEx
−$69.6K −$9.56/SF
NOI
$208.8K $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%
$4,176,320
Cap Rate 7%
$2,983,086
Cap Rate 9%
$2,320,178
Alternative Uses
Best Use
Office B
$2.98M
$2.61M – $3.48M
NOI $208,816 @ 7.0% cap · market cap 3.21%
Second Best
Mixed Use
$2.46M
$2.15M – $2.87M
NOI $171,966 @ 7.0% cap · market cap 2.65%
Theoretical Best
Specialty Retail
$4.91M
$4.30M – $5.73M
NOI $343,936 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16,040
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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?
Coworking space - Class A office in luxury mixed-use building, excellent investment opportunity.
Where is this coworking space located?
The property is located at 25 SW 9th St CU-8 Miami, FL.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Income‑generating Class A office space suitable for investors, owner‑users, and co‑working operators.; Located in Brickell Heights, a luxury mixed‑use building designed by Rockwell Group & Arquitectonica.; Features top‑tier amenities including Equinox and SoulCycle.
