Brickell Restaurant Investment
For Sale
$5,495,000
801 Brickell Bay Drive, Miami, FL 33131
Leased restaurant property with long-term stability in Miami's Brickell.
Property Size5,203 SF
Price / SF$1,056
Days on Market157
Property Features for 801 Brickell Bay Drive
General Information
Standard status
Active
Size
5,203 SF
Property subtype
NNN Retail
Net Operating Income
$364,210
Listing Agency:
FA Commercial
(786) 262-9966
Listed By:
Fabio Faerman, CCIM · License #BK3045634
Source:
Facommercial
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 8 at 6:21AM
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 FA Commercial
Investment Insights
Based on property information with market context.
This is a 5,203 square foot restaurant investment opportunity, fully leased to Sunkissed Brickell, a dining concept bringing Miami-inspired flavors and a vibrant late-night atmosphere to the neighborhood. The space is fully built out, furnished, and equipped. It is ideally located along the Brickell Boardwalk, one block from Brickell City Centre, Komodo, and Mandarin Residences & Hotel. The asset offers an income-producing restaurant property backed by a 10-year lease, with two 5-year renewal options, and rent increases by 3.5% annually, providing long-term stability in one of Miami’s dynamic and walkable submarkets. The property is located in Brickell, the city's financial center, where business towers and luxury condos tower over Biscayne Bay. A new retrofit is scheduled for completion in 2026. Co-tenant is Delilah by H wood Group. The annual property tax is $27,289, insurance is $2,724, and HOAs are $47,062, totaling $77,075 annually.
Key Highlights
- Fully leased to established restaurant (Sunkissed Brickell) with a 10‑year lease, providing immediate income.
- Located in a prime Brickell location on the Brickell Boardwalk, near Brickell City Centre, Komodo, and Mandarin Residences & Hotel.
- Lease includes attractive annual rent increases of 3.5%, ensuring growing returns.
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
$245,844
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
4.47%
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%
$4,916,880
$4.9M
Cap Rate 7%
$3,512,057
$3.5M
Cap Rate 9%
$2,731,600
$2.7M
Market Conditions
NOI Build-Up for 5,203 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
$332.8K $63.96/SF
− Vacancy
−$5.0K −$0.96/SF
EGI
$327.8K $63.00/SF
− OpEx
−$81.9K −$15.75/SF
NOI
$245.8K $47.25/SF
Area
Miami, FL
Vacancy
1.50%
Lease Rate
$63.96 /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%
$4,916,880
Cap Rate 7%
$3,512,057
Cap Rate 9%
$2,731,600
Alternative Uses
Best Use
Specialty Retail
$3.51M
$3.07M – $4.10M
NOI $245,844 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cafe 701 — 701 Brickell Ave, Miami, FL 33131
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- Manila Kantina Buffet — 245 E Flagler St, Miami, FL 33131
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Leased restaurant property with long-term stability in Miami's Brickell.
Where is this conventional restaurant located?
The property is located at 801 Brickell Bay Drive Miami, FL.
What is the asking price?
The asking price for this property is $5,495,000.
What are key features of this property?
This property features: Fully leased to established restaurant (Sunkissed Brickell) with a 10‑year lease, providing immediate income.; Located in a prime Brickell location on the Brickell Boardwalk, near Brickell City Centre, Komodo, and Mandarin Residences & Hotel.; Lease includes attractive annual rent increases of 3.5%, ensuring growing returns.
