Biscayne Bay View
For Sale
$144,000
2700 NE 135th St 30, North Miami, FL 33181
One-bedroom apartment with bay views and resort-style amenities.
Property Size640 SF
Days on Market276
Property Features for 2700 NE 135th St 30
General Information
Standard status
Active
Size
640 SF
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$3,546
Building Details
Building Size
640 SF
Year Built
1957
Stories
2
Listing Agency:
GGH REALTY LLC
(786) 491-5520
Listed By:
Samuel Grynbaum · License #A12019029
(786) 491-5520
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 17
Last Checked: Aug 29 at 12:11PM
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 GGH REALTY LLC
Investment Insights
Based on property information with market context.
This one-bedroom, one-bath apartment is located in a gated community and offers views of Biscayne Bay from its amenities. Residents have access to a private pool and tiki party hut. The property is situated steps away from a jogging and bike trail, and includes access to a pier. Kayak racks are available for residents to access the Oleta River. Please note that rentals are not permitted for the first 2 years of ownership, and the unit is currently tenant-occupied.
Key Highlights
- Incredible wide views of Biscayne Bay from the amenities.
- Resort‑style setting with private pool and tiki party hut.
- Direct access to Oleta River for kayaking.
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
$9,843
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
6.84%
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%
$196,860
$196.9K
Cap Rate 7%
$140,614
$140.6K
Cap Rate 9%
$109,367
$109.4K
Market Conditions
NOI Build-Up for 640 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
$18.7K $29.28/SF
− Vacancy
−$843 −$1.32/SF
EGI
$17.9K $27.96/SF
− OpEx
−$8.1K −$12.58/SF
NOI
$9.8K $15.38/SF
Area
Miami-Dade County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$196,860
Cap Rate 7%
$140,614
Cap Rate 9%
$109,367
Alternative Uses
Best Use
Apartment 5plus
$140.6K
$123.0K – $164.1K
NOI $9,843 @ 7.0% cap · market cap 6.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$324.7K
$284.1K – $378.8K
NOI $22,729 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,391
Businesses Nearby
Explore this area
Business Placement
Demographics for 33181, FL
20,955
Population
9,401
Households
2.2
Avg Household Size
39
Median Age
41%
College-Educated
91%
High-School Grad
3.0 sq mi
ZIP Area
6,985
Density / Sq Mi
$56,473
Median Household Income
$40,233
Median Earnings
$1,665
Median Rent
$315,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - One-bedroom apartment with bay views and resort-style amenities.
Where is this apartment building located?
The property is located at 2700 NE 135th St 30 North Miami, FL.
What is the asking price?
The asking price for this property is $144,000.
What are key features of this property?
This property features: Incredible wide views of Biscayne Bay from the amenities.; Resort‑style setting with private pool and tiki party hut.; Direct access to Oleta River for kayaking.
