Iconic South Beach Office
For Sale
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530 11th St, Miami Beach, FL 33139
Two-story, 6,800+ SF office building in prime South Beach location.
Property Size6,894 SF
Price / SF$848.56
Days on Market3252
Property Features for 530 11th St
General Information
Standard status
Active
Size
6,894 SF
Property subtype
Office
Zoning
Residential/Office
Building Details
Year Built
1934
Year Renovated
2001
Stories
2
Listing Agency:
Sotheby's International Realty Miami Beach
Listed By:
Susan Gale · License #0394993
(305) 538-9711
Source:
Crexi
Added: Oct 25, 2017
Changed: Sep 9
Last Checked: Sep 19 at 7:23AM
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 Sotheby's International Realty Miami Beach
Investment Insights
Based on property information with market context.
This iconic two-story office building offers over 6,800 square feet of flexible space in a prime corner location in South Beach, across from the Miami Beach Police & Court Facility. The Regal Executive Center features a renovated lobby by Edge of Architecture. Adjacent to the 180-room Sonder The Deco Hotel with its tropical garden setting along Washington Avenue, this property has residential office zoning. It is located two blocks from Ocean Drive. The property is suited for legal offices near the Court, or for an architect or creative professional. The space could also be used as a live/work space.
Key Highlights
- Prime corner location in South Beach, across from the Miami Beach Police & Court Facility.
- Boasting over 6,800 SF of flexible office space.
- Beautifully renovated with a lobby designed by award‑winning Edge of Architecture.
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
$182,725
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
3.12%
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%
$3,654,500
$3.7M
Cap Rate 7%
$2,610,357
$2.6M
Cap Rate 9%
$2,030,278
$2.0M
Market Conditions
NOI Build-Up for 6,894 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
$314.4K $45.60/SF
− Vacancy
−$70.7K −$10.26/SF
EGI
$243.6K $35.34/SF
− OpEx
−$60.9K −$8.84/SF
NOI
$182.7K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /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%
$3,654,500
Cap Rate 7%
$2,610,357
Cap Rate 9%
$2,030,278
Alternative Uses
Best Use
Office B
$2.61M
$2.28M – $3.05M
NOI $182,725 @ 7.0% cap · market cap 3.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.50M
$3.06M – $4.08M
NOI $244,833 @ 7.0% cap · market cap 4.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
8,611
Businesses Nearby
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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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Two-story, 6,800+ SF office building in prime South Beach location.
Where is this office building located?
The property is located at 530 11th St Miami Beach, FL.
What is the asking price?
The asking price for this property is $5,850,000.
What are key features of this property?
This property features: Prime corner location in South Beach, across from the Miami Beach Police & Court Facility.; Boasting over 6,800 SF of flexible office space.; Beautifully renovated with a lobby designed by award‑winning Edge of Architecture.
