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    275 NE 18th St CU-1 Miami, FL 33132

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    Retail unit with development rights in Miami's Edgewater.

    Type:Commercial
    Property size:
    1,707 SF
    Added:
    Apr 13, 2026
    Days on Market:
    5
    Last Refresh:
    Apr 13 at 6:02 am

    Property Features for 275 NE 18th St CU-1

    General Information

    Standard status
    Active
    Size
    1,707 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Oreste Leccese Guerrero

    Listing agent Oreste Leccese Guerrero

    Listing office

    Listing date Apr 13, 2026

    Source Elliman

    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 Oreste Leccese Guerrero

    Overview

    Edgewater Retail Unit with TDRs

    This offering features a 1,707 square foot Class A retail space (CU-01) located at 1800 Biscayne Plaza in Miami's Edgewater neighborhood. The property includes a surface parking lot on NE 2nd Court and storage areas. It also includes Transferable Development Rights (TDRs), air rights, density rights, and Floor Area Ratio (FAR) entitlements. Situated on Biscayne Boulevard, the property benefits from high visibility and accessibility. The buyer gains exclusive control over partial condominium termination, enabling redevelopment of surface parking parcels and limited common elements exclusively assigned to CU-01. This opportunity combines immediate retail income with redevelopment potential, suitable for developers pursuing land assembly or investors seeking value-add strategies. The location has a Walk Score of 92, indicating it is a Walker's Paradise. The Bike Score is 86, indicating it is Very Bikeable. The Transit Score is 76, indicating Excellent Transit. This is a turnkey retail space with redevelopment potential.
    Location Intelligence

    Current Use by Public Records

    SUSHI CLUB 305 Restaurant Pizza Pazza Restaurant Ion East Edgewater ... Apartment Complex The Miami Bike Shop (Bike/Boat/Book/etc) Store Graciela Maria Zanotti ... Law Firm

    Suggested Use

    Law Firm Real Estate Agency Dental Office Spa & Massage Center Hair Salon Nail Salon Restaurant Building Supply Daycare Center Kitchen & Bath Showroom

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.189673
    Latitude
    25.793951

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    FAQs

    What type of property is this?
    Retail space - Retail unit with development rights in Miami's Edgewater.
    Where is this retail space located?
    The property is located at 275 NE 18th St CU-1 Miami, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Rare opportunity: Retail unit PLUS Transferable Development Rights (TDRs) in Edgewater.; Exclusive control over partial condominium termination for redevelopment.; 1,707 SF Class A retail space with premium visibility on Biscayne Boulevard.
    (305) 781-6490
    We can help!
    Listing Contact
    Oreste Leccese Guerrero
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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