Tenant-Occupied Retail
For Sale
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2501 SW 101st Ave # 205 #1-205, Miramar, FL 33025
The suite is leased through August 1, 2027, at Mirabella Plaza.
Property Size572 SF
Price / SF$471.85
Days on Market11
Property Features for 2501 SW 101st Ave # 205 #1-205
General Information
Standard status
Active
Size
572 SF
Property subtype
Office, Retail
Occupancy
100%
Additional Details
Gross Income
$25,754
Anchor Co-Tenants
McDonald's, Walgreens
Building Details
Tenancy
Single
Listing Agency:
Jade State Realty LLC
Listed By:
Javier Medina Perez · License #3626285
(786) 794-2564
Source:
Crexi
Added: Sep 16
Changed: Sep 26
Last Checked: Sep 26 at 4:22AM
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 Jade State Realty LLC
Investment Insights
Based on property information with market context.
This 572-square-foot retail suite, identified as unit 1-205, is occupied by a tenant under a lease extending through August 1, 2027. It is located within Mirabella Plaza, a retail and office plaza on Palm Ave in Miramar.
McDonald’s and Walgreens anchor the plaza. The property information cites daily traffic exceeding 40,000 vehicles and established residential communities in the surrounding area.
McDonald’s and Walgreens anchor the plaza. The property information cites daily traffic exceeding 40,000 vehicles and established residential communities in the surrounding area.
Key Highlights
- 572 SF retail suite, unit 1‑205
- Occupied under a lease through August 1, 2027
- Located in Mirabella Plaza on Palm Ave in Miramar
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
$17,391
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
6.44%
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%
$347,820
$347.8K
Cap Rate 7%
$248,443
$248.4K
Cap Rate 9%
$193,233
$193.2K
Market Conditions
NOI Build-Up for 572 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
$25.5K $44.64/SF
− Vacancy
−$689 −$1.21/SF
EGI
$24.8K $43.43/SF
− OpEx
−$7.5K −$13.03/SF
NOI
$17.4K $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%
$347,820
Cap Rate 7%
$248,443
Cap Rate 9%
$193,233
Alternative Uses
Best Use
Retail
$248.4K
$217.4K – $289.9K
NOI $17,391 @ 7.0% cap · market cap 6.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$266.2K
$232.9K – $310.6K
NOI $18,633 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - The suite is leased through August 1, 2027, at Mirabella Plaza.
Where is this retail space located?
The property is located at 2501 SW 101st Ave # 205 #1-205 Miramar, FL.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: 572 SF retail suite, unit 1‑205; Occupied under a lease through August 1, 2027; Located in Mirabella Plaza on Palm Ave in Miramar
