Riverfront Office Asset in
For Sale
Contact for pricing
528 NW 7th Ave, Miami, FL 33136
Class A office building with river access and modern amenities.
Property Size29,420 SF
Price / SF$883.75
Days on Market210
Property Features for 528 NW 7th Ave
General Information
Standard status
Active
Size
29,420 SF
Class
A
Total Parking Spaces
32
Property subtype
Office
Zoning
D1
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Building Details
Year Built
2016
Buildings
1
Stories
4
Tenancy
Multi
Listing Agency:
Disruptive Real Estate
Listed By:
Stefano Santoro · License #BK3370425
Source:
Crexi
Added: Jan 31
Changed: Aug 8
Last Checked: Aug 29 at 3:30AM
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 Disruptive Real Estate
Investment Insights
Based on property information with market context.
Located within Miami’s urban core, 528 NW 7th Avenue is a Class A riverfront office asset. The property is situated along the Miami River, benefiting from public and private investment. The building comprises approximately 29,420 square feet of gross building area, including 15,784 square feet of usable office space across three stories. Designed for single-tenant headquarters or flexible office use, the building features modern construction and efficient layouts. The property includes a private 70+ foot dock, covered on-site parking with 32 spaces, and uninterrupted river views. The location provides access to I-95 and SR-836, offering connectivity to Downtown Miami, Brickell, Wynwood, and Miami International Airport.
Key Highlights
- Premier riverfront location in Miami's urban core with direct water access and uninterrupted river views
- Modern, Class A office building (built in 2016) with efficient layouts
- Private 70+ foot dock and covered on‑site parking (32 spaces)
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
$843,986
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
3.25%
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%
$16,879,720
$16.9M
Cap Rate 7%
$12,056,943
$12.1M
Cap Rate 9%
$9,377,622
$9.4M
Market Conditions
NOI Build-Up for 29,420 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
$1.32M $45.00/SF
− Vacancy
−$198.6K −$6.75/SF
EGI
$1.13M $38.25/SF
− OpEx
−$281.3K −$9.56/SF
NOI
$844.0K $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%
$16,879,720
Cap Rate 7%
$12,056,943
Cap Rate 9%
$9,377,622
Alternative Uses
Best Use
Office B
$12.06M
$10.55M – $14.07M
NOI $843,986 @ 7.0% cap · market cap 3.25%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.86M
$17.38M – $23.17M
NOI $1,390,108 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,512
Businesses Nearby
Explore this area
Business Placement
Demographics for 33136, FL
15,439
Population
7,994
Households
1.9
Avg Household Size
36
Median Age
25%
College-Educated
73%
High-School Grad
1.4 sq mi
ZIP Area
11,028
Density / Sq Mi
$43,481
Median Household Income
$34,130
Median Earnings
$1,337
Median Rent
$352,700
Median Home Value
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Class A office building with river access and modern amenities.
Where is this office building located?
The property is located at 528 NW 7th Ave Miami, FL.
What is the asking price?
The asking price for this property is $26,000,000.
What are key features of this property?
This property features: Premier riverfront location in Miami's urban core with direct water access and **uninterrupted river views**; Modern, Class A office building (built in 2016) with efficient layouts; Private 70+ foot dock and covered on‑site parking (32 spaces)
