Remodeled Restaurant with
For Sale
$749,990
419 Washington Avenue, Miami Beach, FL 33139
Restaurant operation with updated kitchen infrastructure, new equipment, refreshed furniture, and a leased full liquor license option.
Property Size2,685 SF
Days on Market117
Property Features for 419 Washington Avenue
General Information
Standard status
Active
Size
2,685 SF
Property subtype
COMMERCIAL
Building Details
Building Size
2,685 SF
Listing Agency:
Villejust Brokerage LLC
Listed By:
Thierry Albert Pauquet de Villejust · License #3295266
(407) 928-0725
Source:
Silverleafrealtygroup
Added: May 20
Changed: Sep 11
Last Checked: Sep 12 at 7:55AM
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 Villejust Brokerage LLC
Investment Insights
Based on property information with market context.
This conventional restaurant includes 90 seats arranged between a 60-seat interior dining area and a 30-seat outdoor terrace. The premises have undergone a complete remodel, with a brand-new kitchen, new equipment, and new furniture in place. A full liquor license is available through a lease arrangement.
The restaurant is located at 419 Washington Ave in Miami Beach, approximately 300 meters from the beach and surrounded by multi-million-dollar condominiums. Its South of Fifth setting places the operation within a high-activity restaurant and tourism area, with ongoing pedestrian activity described in the property information.
The restaurant is located at 419 Washington Ave in Miami Beach, approximately 300 meters from the beach and surrounded by multi-million-dollar condominiums. Its South of Fifth setting places the operation within a high-activity restaurant and tourism area, with ongoing pedestrian activity described in the property information.
Key Highlights
- 90 total seats: 60 inside and 30 on an outdoor terrace
- Completely remodeled restaurant with a brand‑new kitchen
- New equipment and furniture included
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
$51,689
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
6.89%
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%
$1,033,780
$1.0M
Cap Rate 7%
$738,414
$738.4K
Cap Rate 9%
$574,322
$574.3K
Market Conditions
NOI Build-Up for 2,685 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
$74.1K $27.60/SF
− Vacancy
−$5.2K −$1.93/SF
EGI
$68.9K $25.67/SF
− OpEx
−$17.2K −$6.42/SF
NOI
$51.7K $19.25/SF
Area
Miami-Dade County, FL
Vacancy
7.00%
Lease Rate
$27.60 /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%
$1,033,780
Cap Rate 7%
$738,414
Cap Rate 9%
$574,322
Alternative Uses
Best Use
Specialty Retail
$738.4K
$646.1K – $861.5K
NOI $51,689 @ 7.0% cap · market cap 6.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,355 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,712
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33139, FL
36,286
Population
30,166
Households
1.2
Avg Household Size
43
Median Age
53%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
12,959
Density / Sq Mi
$63,368
Median Household Income
$48,608
Median Earnings
$1,745
Median Rent
$480,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Restaurant operation with updated kitchen infrastructure, new equipment, refreshed furniture, and a leased full liquor license option.
Where is this conventional restaurant located?
The property is located at 419 Washington Avenue Miami Beach, FL.
What is the asking price?
The asking price for this property is $749,990.
What are key features of this property?
This property features: 90 total seats: 60 inside and 30 on an outdoor terrace; Completely remodeled restaurant with a brand‑new kitchen; New equipment and furniture included
