Medical Office Space for
For Sale
$1,525,000
2660 SW 3rd Street, Miami, FL 33135
Medical office space available for sale in Miami-Dade County, suited for healthcare and professional services tenants.
Property Size2,130 SF
Days on Market101
Property Features for 2660 SW 3rd Street
General Information
Standard status
Active
Size
2,130 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$15,300
Building Details
Building Size
2,130 SF
Year Built
1941
Listing Agency:
Cespedes Realty LLC
Listed By:
David Cespedes · License #3253120
(786) 326-4574
Source:
Silverleafrealtygroup
Added: May 28
Changed: Sep 4
Last Checked: Sep 5 at 4:51AM
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 Cespedes Realty LLC
Investment Insights
Based on property information with market context.
This offering is a medical office space that also fits general office use, presented for sale as commercial real estate. It is positioned as a turnkey option for healthcare-oriented operators and other professional groups seeking an office-based footprint.
Located in Miami-Dade County at 2660 SW 3rd St in Miami, the property is an address-based asset within a dense urban market. Prospective buyers and tenants can evaluate it in the context of local office and healthcare demand, with access to the conveniences typically associated with established commercial corridors.
From an occupancy perspective, medical office users will often value space designed around professional workflows and client-facing operations, while non-medical professional tenants may find the office configuration compatible for services that benefit from a business office setting. As a for-sale opportunity, it may also be of interest to investors looking for an office-use asset in Miami-Dade. For next steps, review the property details available through the listing materials and confirm any specific buildout, zoning, or use considerations directly with the appropriate parties.
Located in Miami-Dade County at 2660 SW 3rd St in Miami, the property is an address-based asset within a dense urban market. Prospective buyers and tenants can evaluate it in the context of local office and healthcare demand, with access to the conveniences typically associated with established commercial corridors.
From an occupancy perspective, medical office users will often value space designed around professional workflows and client-facing operations, while non-medical professional tenants may find the office configuration compatible for services that benefit from a business office setting. As a for-sale opportunity, it may also be of interest to investors looking for an office-use asset in Miami-Dade. For next steps, review the property details available through the listing materials and confirm any specific buildout, zoning, or use considerations directly with the appropriate parties.
Key Highlights
- Medical office space available for sale in Miami‑Dade County
- Year built: 1941
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
$61,104
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
4.01%
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%
$1,222,080
$1.2M
Cap Rate 7%
$872,914
$872.9K
Cap Rate 9%
$678,933
$678.9K
Market Conditions
NOI Build-Up for 2,130 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
$95.9K $45.00/SF
− Vacancy
−$14.4K −$6.75/SF
EGI
$81.5K $38.25/SF
− OpEx
−$20.4K −$9.56/SF
NOI
$61.1K $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%
$1,222,080
Cap Rate 7%
$872,914
Cap Rate 9%
$678,933
Alternative Uses
Best Use
Office B
$872.9K
$763.8K – $1.02M
NOI $61,104 @ 7.0% cap · market cap 4.01%
Second Best
Healthcare Medical
$503.9K
$440.9K – $587.9K
NOI $35,273 @ 7.0% cap · market cap 2.31%
Theoretical Best
Specialty Retail
$1.44M
$1.26M – $1.68M
NOI $100,643 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,494
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office space available for sale in Miami-Dade County, suited for healthcare and professional services tenants.
Where is this medical office space located?
The property is located at 2660 SW 3rd Street Miami, FL.
What is the asking price?
The asking price for this property is $1,525,000.
What are key features of this property?
This property features: Medical office space available for sale in Miami‑Dade County; Year built: 1941
