Oceanfront Restaurant and
New
For Sale
$3,500,000
5445 Collins Avenue #CU-2A, Miami Beach, FL 33140
Two connected commercial units combine dining, bar, kitchen, and administrative space within an oceanfront hospitality property.
Property Size5,750 SF
Price / SF$608.70
Days on Market3
Property Features for 5445 Collins Avenue #CU-2A
General Information
Standard status
Active
Size
5,750 SF
Zoning
4100
Restaurant
Commercial Hood
Yes
Liquor License
Yes
Amenities
ocean views
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:
Laerrealty
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 18 at 7:59AM
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.
This restaurant offering combines two connected units totaling 5,750 adjusted square feet: Unit CU-2A contains 4,500 SF and Unit L6 contains 1,250 SF. The space includes a large dining room, full-service bar, and commercial kitchen with a hood, flat tops, grill, fryers, and refrigeration equipment. Floor-to-ceiling perimeter windows provide direct views of the Atlantic Ocean, while the two-unit layout supports expanded seating, storage, or office functions.
The property at 5445 Collins Avenue in Miami Beach is part of an oceanfront landmark property built in 1966. The restaurant has exposure to the residential and guest lobby areas and can serve both on-property patrons and outside customers. An active 4COP license with delivery allowances is included.
The property at 5445 Collins Avenue in Miami Beach is part of an oceanfront landmark property built in 1966. The restaurant has exposure to the residential and guest lobby areas and can serve both on-property patrons and outside customers. An active 4COP license with delivery allowances is included.
Key Highlights
- 5,750 adjusted SF across two contiguous units: CU‑2A at 4,500 SF and L6 at 1,250 SF
- Direct Atlantic Ocean views through floor‑to‑ceiling perimeter windows
- Commercial kitchen includes hood, flat tops, grill, fryers, and refrigeration infrastructure
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
Lease Details
Yes
Commercial hood
Yes
Liquor license
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 administrative space within an oceanfront hospitality property.
Where is this conventional restaurant located?
The property is located at 5445 Collins Avenue #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: CU‑2A at 4,500 SF and L6 at 1,250 SF; Direct Atlantic Ocean views through floor‑to‑ceiling perimeter windows; Commercial kitchen includes hood, flat tops, grill, fryers, and refrigeration infrastructure
