Oceanfront Restaurant and
New
For Sale
$3,500,000
5445 Collins Ave CU-2A, Miami Beach, FL 33140
Two connected commercial units combine dining, bar, kitchen, and flexible banquet-use capabilities.
Property Size5,750 SF
Days on Market7
Property Features for 5445 Collins Ave CU-2A
General Information
Standard status
Active
Size
5,750 SF
Property subtype
Commercial
Building Details
Building Size
5,750 SF
Year Built
1966
Listing Agency:
Fausto Commercial Realty Consultants Inc
(786) 378-1850
Listed By:
Antonio Saladrigas · License #A12071932
(786) 378-1850
Source:
Elliman
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 21 at 1:24PM
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 Fausto Commercial Realty Consultants Inc
Investment Insights
Based on property information with market context.
The offering includes two contiguous restaurant units totaling 5,750 adjusted square feet: Unit CU-2A contains 4,500 SF and Unit L6 contains 1,250 SF. The premises include a dining room, full-service bar, and commercial kitchen equipped with a hood, flat tops, grill, fryers, and refrigeration infrastructure. Floor-to-ceiling perimeter windows provide Atlantic Ocean views, while the dual-unit layout supports expanded banquet seating, back-of-house storage, or administrative functions.
The restaurant occupies an oceanfront property at 5445 Collins Avenue in Miami Beach. Its address places the space within a residential and guest-lobby setting, with walkability and transportation characteristics reflected by a Walk Score of 63, Bike Score of 50, and Transit Score of 47. The property was built in 1966. An active 4COP license with delivery allowances is included.
The restaurant occupies an oceanfront property at 5445 Collins Avenue in Miami Beach. Its address places the space within a residential and guest-lobby setting, with walkability and transportation characteristics reflected by a Walk Score of 63, Bike Score of 50, and Transit Score of 47. The property was built in 1966. An active 4COP license with delivery allowances is included.
Key Highlights
- 5,750 adjusted SF across two contiguous units: 4,500 SF and 1,250 SF
- Floor‑to‑ceiling perimeter windows with direct Atlantic Ocean vistas
- Commercial kitchen with hood, flat tops, grill, fryers, and refrigeration
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
$110,693
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
3.16%
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%
$2,213,860
$2.2M
Cap Rate 7%
$1,581,329
$1.6M
Cap Rate 9%
$1,229,922
$1.2M
Market Conditions
NOI Build-Up for 5,750 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
$158.7K $27.60/SF
− Vacancy
−$11.1K −$1.93/SF
EGI
$147.6K $25.67/SF
− OpEx
−$36.9K −$6.42/SF
NOI
$110.7K $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%
$2,213,860
Cap Rate 7%
$1,581,329
Cap Rate 9%
$1,229,922
Alternative Uses
Best Use
Specialty Retail
$1.58M
$1.38M – $1.84M
NOI $110,693 @ 7.0% cap · market cap 3.16%
Second Best
Industrial
$886.8K
$775.9K – $1.03M
NOI $62,075 @ 7.0% cap · market cap 1.77%
Theoretical Best
Office A
$2.92M
$2.55M – $3.40M
NOI $204,205 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33140, FL
19,315
Population
16,000
Households
1.2
Avg Household Size
46
Median Age
62%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
6,231
Density / Sq Mi
$103,898
Median Household Income
$65,708
Median Earnings
$2,020
Median Rent
$863,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Two connected commercial units combine dining, bar, kitchen, and flexible banquet-use capabilities.
Where is this conventional restaurant located?
The property is located at 5445 Collins Ave CU-2A Miami Beach, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 5,750 adjusted SF across two contiguous units: 4,500 SF and 1,250 SF; Floor‑to‑ceiling perimeter windows with direct Atlantic Ocean vistas; Commercial kitchen with hood, flat tops, grill, fryers, and refrigeration
