Combined Office
For Sale
$459,000
806a-1110 Brickell Ave, Miami, FL 33131
Two adjoining office suites offer a flexible setting for an established or growing business.
Property Size838 SF
Price / SF$547.73
Days on Market12
Property Features for 806a-1110 Brickell Ave
General Information
Standard status
Active
Size
838 SF
Additional Details
Floor
8
Taxes and HOA fees
Annual Taxes
$3,778
Listing Agency:
Compass Florida, LLC
(305) 851-2820
Listed By:
Carolina Arenas · License #3382850
(305) 244-4204
Source:
Exprealty
Added: Sep 4
Changed: Sep 11
Last Checked: Sep 14 at 10:01AM
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 Compass Florida, LLC
Investment Insights
Based on property information with market context.
Offices 806A and 806B have been combined into one 838-square-foot office property, creating a unified workspace within the Brickell area. Furniture may be included with the purchase, subject to the transaction terms.
The property is located at 806A-1110 Brickell Ave in Miami, with dining, shopping, hotels, condominiums, and major business hubs described as being within immediate reach. The offering includes two separate folio numbers: 01-4139-091-1670 and 01-4139-091-1680.
The property is located at 806A-1110 Brickell Ave in Miami, with dining, shopping, hotels, condominiums, and major business hubs described as being within immediate reach. The offering includes two separate folio numbers: 01-4139-091-1670 and 01-4139-091-1680.
Key Highlights
- Combined offices 806A and 806B
- 838 square feet of office space
- Two separate folio numbers: 01‑4139‑091‑1670 and 01‑4139‑091‑1680
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
$24,040
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
5.24%
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%
$480,800
$480.8K
Cap Rate 7%
$343,429
$343.4K
Cap Rate 9%
$267,111
$267.1K
Market Conditions
NOI Build-Up for 838 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
$37.7K $45.00/SF
− Vacancy
−$5.7K −$6.75/SF
EGI
$32.1K $38.25/SF
− OpEx
−$8.0K −$9.56/SF
NOI
$24.0K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$480,800
Cap Rate 7%
$343,429
Cap Rate 9%
$267,111
Alternative Uses
Best Use
Office B
$343.4K
$300.5K – $400.7K
NOI $24,040 @ 7.0% cap · market cap 5.24%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$565.7K
$495.0K – $659.9K
NOI $39,596 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
15,616
Businesses Nearby
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 Office in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two adjoining office suites offer a flexible setting for an established or growing business.
Where is this office units located?
The property is located at 806a-1110 Brickell Ave Miami, FL.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Combined offices 806A and 806B; 838 square feet of office space; Two separate folio numbers: 01‑4139‑091‑1670 and 01‑4139‑091‑1680
