Miami Beach Commercial Unit For
For Sale
$4,250,000
5445 Collins Ave Unit CU14, Miami Beach, FL 33140
12,006 SF commercial unit with liquor license in Miami Beach.
Property Size12,006 SF
Price / SF$353.99
Days on Market161
Property Features for 5445 Collins Ave Unit CU14
General Information
Standard status
Active
Size
12,006 SF
Property subtype
Special Purpose
Building Details
Building Size
12,006 SF
Year Built
1966
Listing Agency:
Fausto Commercial Realty Consultants Inc
(786) 378-1850
Listed By:
Antonio Saladrigas · License #3502121
Source:
Vanessafrankmiami
Added: Mar 24
Changed: Aug 23
Last Checked: Aug 30 at 9:01PM
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.
Located at 5445 Collins Avenue, Unit CU-14 is a commercial asset within a Miami Beach oceanfront corridor. The unit spans approximately 12,006 square feet. It includes 2,087 square feet of finished office and reception space, and convenience store paired with a 9,919-square-foot infrastructure shell that includes a pump room, valet area, dedicated storage, linen closets and utility rooms situated across 14 floors. The acquisition includes an active liquor license, authorizing alcohol sales. CU-14 offers a blank canvas for a visionary investor to build out a high-volume hospitality hub and complements the current sale of the Playboy Theatre located within the same building. Positioned within the RM-3 High-Density district, this asset represents an opportunity to own the operational backbone of a landmark building, complete with the licensing necessary to drive premium revenue.
Key Highlights
- Prime Miami Beach oceanfront location at 5445 Collins Avenue
- Includes an active liquor license for immediate alcohol sales
- Large 12,006 sq ft unit with 2,087 sq ft of finished office/reception/convenience store space**
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
$203,012
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
4.78%
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%
$4,060,240
$4.1M
Cap Rate 7%
$2,900,171
$2.9M
Cap Rate 9%
$2,255,689
$2.3M
Market Conditions
NOI Build-Up for 12,006 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
$317.0K $26.40/SF
− Vacancy
−$26.9K −$2.24/SF
EGI
$290.0K $24.16/SF
− OpEx
−$87.0K −$7.25/SF
NOI
$203.0K $16.91/SF
Area
Miami-Dade County, FL
Vacancy
8.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
30.00%
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%
$4,060,240
Cap Rate 7%
$2,900,171
Cap Rate 9%
$2,255,689
Alternative Uses
Best Use
Retail
$2.90M
$2.54M – $3.38M
NOI $203,012 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.09M
$5.33M – $7.11M
NOI $426,381 @ 7.0% cap · market cap 10.03%
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
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?
Retail space - 12,006 SF commercial unit with liquor license in Miami Beach.
Where is this retail space located?
The property is located at 5445 Collins Ave Unit CU14 Miami Beach, FL.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Prime Miami Beach oceanfront location at 5445 Collins Avenue; Includes an active liquor license for immediate alcohol sales; Large 12,006 sq ft unit with 2,087 sq ft of finished office/reception/convenience store space**
