Eight-Unit Apartment
For Sale
$1,314,800
Pending
7810 ABBOTT AV, Miami Beach, FL 33141
Two-story property near the Atlantic Ocean with one-bedroom, one-bath units and access to North Beach amenities.
Property Size5,650 SF
Days on Market3928
Property Features for 7810 ABBOTT AV
General Information
Standard status
Pending
Size
5,650 SF
Property subtype
General Commercial
Units
Unit Mix
8 x 1BR/1BA
Multifamily Units
8
Amenities
3
Building Details
Year Built
1956
Stories
2
Listing Agency:
Fausto Commercial Realty Consultants Inc
(305) 450-3786
Listed By:
Ryan Sullivan
(305) 450-3786
Source:
Xome
Added: Nov 6, 2015
Changed: Jul 31
Last Checked: Jul 31 at 5:59PM
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 two-story apartment building contains eight one-bedroom, one-bath units within approximately 5650 square feet. Built in 1956, the property offers a defined multifamily configuration with consistent unit layouts across the building.
The building is located two blocks from the Atlantic Ocean and within walking distance of shops, restaurants, and bars in the North Beach area. It also provides access to the 79th Street Causeway and North Shore Park. The property address is 7810 Abbott Av, Miami Beach, FL 33141.
The building is located two blocks from the Atlantic Ocean and within walking distance of shops, restaurants, and bars in the North Beach area. It also provides access to the 79th Street Causeway and North Shore Park. The property address is 7810 Abbott Av, Miami Beach, FL 33141.
Key Highlights
- Eight 1 Bedroom / 1 Bath units
- 5650 SF two‑story apartment building
- Built in 1956
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
$86,893
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
6.61%
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%
$1,737,860
$1.7M
Cap Rate 7%
$1,241,329
$1.2M
Cap Rate 9%
$965,478
$965.5K
Market Conditions
NOI Build-Up for 5,650 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
$165.4K $29.28/SF
− Vacancy
−$7.4K −$1.32/SF
EGI
$158.0K $27.96/SF
− OpEx
−$71.1K −$12.58/SF
NOI
$86.9K $15.38/SF
Area
Miami-Dade County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,737,860
Cap Rate 7%
$1,241,329
Cap Rate 9%
$965,478
Alternative Uses
Best Use
Apartment 5plus
$1.24M
$1.09M – $1.45M
NOI $86,893 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.87M
$2.51M – $3.34M
NOI $200,654 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,558
Businesses Nearby
Explore this area
Business Placement
Demographics for 33141, FL
35,995
Population
21,793
Households
1.7
Avg Household Size
44
Median Age
44%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
15,650
Density / Sq Mi
$64,457
Median Household Income
$36,899
Median Earnings
$1,739
Median Rent
$434,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Two-story property near the Atlantic Ocean with one-bedroom, one-bath units and access to North Beach amenities.
Where is this apartment building located?
The property is located at 7810 ABBOTT AV Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,314,800.
What are key features of this property?
This property features: Eight 1 Bedroom / 1 Bath units; 5650 SF two‑story apartment building; Built in 1956
