Second-Floor Office
For Sale
Contact for pricing
2501 SW 101st Ave # 1-211, Miramar, FL
Elevator-served office space positioned to serve Miramar and Pembroke Pines.
Property Size587 SF
Price / SF$681.43
Days on Market10
Property Features for 2501 SW 101st Ave # 1-211
General Information
Standard status
Active
Size
587 SF
Elevators
Yes
Property subtype
Office
Zoning
TND
Additional Details
Floor
second floor
Amenities
elevator access
Building Details
Year Built
2017
Abandoned
No
Listing Agency:
Regal Luxury Realty PA
Listed By:
Alixandra Aguirre Silva · License #3605020
Source:
Crexi
Added: Aug 25
Changed: Sep 2
Last Checked: Sep 1 at 9:27PM
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 Regal Luxury Realty PA
Investment Insights
Based on property information with market context.
This 587 SF office unit occupies the second floor of a building completed in 2017. Elevator access provides a direct connection to the suite, supporting convenient arrival for occupants and visitors.
The property is located at 2501 SW 101st Ave # 1-211 in Miramar, with convenient reach to both Miramar and Pembroke Pines. The source information identifies the zoning as TND.
The property is located at 2501 SW 101st Ave # 1-211 in Miramar, with convenient reach to both Miramar and Pembroke Pines. The source information identifies the zoning as TND.
Key Highlights
- 587 SF office unit
- Second‑floor location
- Elevator access
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
$17,847
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
4.46%
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%
$356,940
$356.9K
Cap Rate 7%
$254,957
$255.0K
Cap Rate 9%
$198,300
$198.3K
Market Conditions
NOI Build-Up for 587 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
$26.2K $44.64/SF
− Vacancy
−$707 −$1.21/SF
EGI
$25.5K $43.43/SF
− OpEx
−$7.6K −$13.03/SF
NOI
$17.8K $30.40/SF
Area
Miramar, FL
Vacancy
2.70%
Lease Rate
$44.64 /SF/Yr
Expense Ratio
30.00%
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%
$356,940
Cap Rate 7%
$254,957
Cap Rate 9%
$198,300
Alternative Uses
Best Use
Retail
$255.0K
$223.1K – $297.5K
NOI $17,847 @ 7.0% cap · market cap 4.46%
Second Best
Office B
$94.1K
$82.3K – $109.8K
NOI $6,586 @ 7.0% cap · market cap 1.65%
Theoretical Best
Specialty Retail
$273.2K
$239.0K – $318.7K
NOI $19,122 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,611
Businesses Nearby
Explore this area
Business Placement
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 - Elevator-served office space positioned to serve Miramar and Pembroke Pines.
Where is this office units located?
The property is located at 2501 SW 101st Ave # 1-211 Miramar, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 587 SF office unit; Second‑floor location; Elevator access
