Bayfront Retail/Restaurant
For Sale
$2,200,000
801 Brickell Bay Dr 4c042, Miami, FL 33131
Commercial condo offers direct waterfront frontage along the Brickell Bay Boardwalk.
Property Size5,411 SF
Price / SF$406.58
Days on Market48
Property Features for 801 Brickell Bay Dr 4c042
General Information
Standard status
Active
Size
5,411 SF
Additional Details
Utilities to Site
Yes
Liquor License
Yes
Building Details
Year Built
1968
Listing Agency:
APEX Capital Realty LLC
Listed By:
Miguel Pinto · License #3313310
(305) 570-2600
Source:
Mymiahomes
Added: Jul 24
Changed: Aug 13
Last Checked: Sep 8 at 10:38AM
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 APEX Capital Realty LLC
Investment Insights
Based on property information with market context.
A 5,411 SF commercial condo (Unit 4C042) with direct frontage along the historic Four Ambassadors waterfront concourse on the Brickell Bay Boardwalk. The space is positioned for retail, restaurant, or office use and includes an approved liquor license reservation for full liquor service. Build-out readiness is supported by a grease trap ready to install and utilities stubbed for efficient completion.
The unit features approximately 45 feet of waterfront frontage with bay views. Private on-site parking is included on the property, and the waterfront setting supports possible outdoor dining and open-air events. The seller also notes potential for dock access, depending on final approvals and build-out.
With its bayfront orientation and prepared interior systems, this condo can be tailored to a variety of waterfront concepts within the existing Brickell Bay Boardwalk environment.
The unit features approximately 45 feet of waterfront frontage with bay views. Private on-site parking is included on the property, and the waterfront setting supports possible outdoor dining and open-air events. The seller also notes potential for dock access, depending on final approvals and build-out.
With its bayfront orientation and prepared interior systems, this condo can be tailored to a variety of waterfront concepts within the existing Brickell Bay Boardwalk environment.
Key Highlights
- 5,411 SF commercial condo (Unit 4C042) with direct frontage along the Brickell Bay Boardwalk
- ~45 feet of waterfront frontage with sweeping bay views
- Approved liquor license reservation for full liquor service
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
$176,538
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
8.02%
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%
$3,530,760
$3.5M
Cap Rate 7%
$2,521,971
$2.5M
Cap Rate 9%
$1,961,533
$2.0M
Market Conditions
NOI Build-Up for 5,411 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
$281.2K $51.96/SF
− Vacancy
−$29.0K −$5.35/SF
EGI
$252.2K $46.61/SF
− OpEx
−$75.7K −$13.98/SF
NOI
$176.5K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /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%
$3,530,760
Cap Rate 7%
$2,521,971
Cap Rate 9%
$1,961,533
Alternative Uses
Best Use
Specialty Retail
$3.65M
$3.20M – $4.26M
NOI $255,672 @ 7.0% cap · market cap 11.62%
Second Best
Retail
$2.52M
$2.21M – $2.94M
NOI $176,538 @ 7.0% cap · market cap 8.02%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
15,616
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33131, FL
26,213
Population
18,872
Households
1.4
Avg Household Size
37
Median Age
77%
College-Educated
98%
High-School Grad
0.5 sq mi
ZIP Area
52,426
Density / Sq Mi
$143,114
Median Household Income
$86,331
Median Earnings
$2,847
Median Rent
$621,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Miami, FL
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial condo offers direct waterfront frontage along the Brickell Bay Boardwalk.
Where is this conventional restaurant located?
The property is located at 801 Brickell Bay Dr 4c042 Miami, FL.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 5,411 SF commercial condo (Unit 4C042) with direct frontage along the Brickell Bay Boardwalk; ~45 feet of waterfront frontage with sweeping bay views; Approved liquor license reservation for full liquor service
