Renovated 20-Unit
For Sale
$6,500,000
807 Alton Rd, Miami Beach, FL 33139
Furnished units offer kitchens or kitchenettes, Wi-Fi, modern interiors, and on-site laundry.
Property Size14,518 SF
Price / SF$447.72
Days on Market239
Property Features for 807 Alton Rd
General Information
Standard status
Active
Size
14,518 SF
Property subtype
Quadruplex
Taxes and HOA fees
Annual Taxes
$90,422
Amenities
full kitchens or kitchenettes
Wi-Fi
on-site laundry
Building Details
Building Size
14,518 SF
Year Built
1945
Listing Agency:
Compass Florida, LLC
(305) 209-8866
Listed By:
Arthur Porosoff · License #3160379
Source:
Allyandaj
Added: Dec 11, 2025
Changed: Aug 3
Last Checked: Aug 6 at 3:40AM
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.
This 14,518-square-foot hotel property was built in 1945 and includes 20 renovated, fully furnished units. Individual accommodations feature modern interiors, efficient layouts, and guest-oriented amenities such as full kitchens or kitchenettes, Wi-Fi, and on-site laundry.
The property is located at 807 Alton Rd in Miami Beach, along Alton Road between 8th and 9th Street. Nearby destinations identified for the property include Whole Foods, Publix, Flamingo Park, South of Fifth, and Miami Beach retail and dining areas.
The property is located at 807 Alton Rd in Miami Beach, along Alton Road between 8th and 9th Street. Nearby destinations identified for the property include Whole Foods, Publix, Flamingo Park, South of Fifth, and Miami Beach retail and dining areas.
Key Highlights
- 20‑unit hospitality property with 14,518 square feet
- 20 renovated, fully furnished units
- Full kitchens or kitchenettes in the units
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
$223,277
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
3.44%
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%
$4,465,540
$4.5M
Cap Rate 7%
$3,189,671
$3.2M
Cap Rate 9%
$2,480,856
$2.5M
Market Conditions
NOI Build-Up for 14,518 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
$425.1K $29.28/SF
− Vacancy
−$19.1K −$1.32/SF
EGI
$406.0K $27.96/SF
− OpEx
−$182.7K −$12.58/SF
NOI
$223.3K $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%
$4,465,540
Cap Rate 7%
$3,189,671
Cap Rate 9%
$2,480,856
Alternative Uses
Best Use
Apartment 5plus
$3.19M
$2.79M – $3.72M
NOI $223,277 @ 7.0% cap · market cap 3.44%
Second Best
Hotel Hospitality
$1.87M
$1.64M – $2.18M
NOI $131,080 @ 7.0% cap · market cap 2.02%
Theoretical Best
Office A
$7.37M
$6.44M – $8.59M
NOI $515,592 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,229
Businesses Nearby
Explore this area
Business Placement
Demographics for 33139, FL
36,286
Population
30,166
Households
1.2
Avg Household Size
43
Median Age
53%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
12,959
Density / Sq Mi
$63,368
Median Household Income
$48,608
Median Earnings
$1,745
Median Rent
$480,500
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?
Hotel - Furnished units offer kitchens or kitchenettes, Wi-Fi, modern interiors, and on-site laundry.
Where is this hotel located?
The property is located at 807 Alton Rd Miami Beach, FL.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: 20‑unit hospitality property with 14,518 square feet; 20 renovated, fully furnished units; Full kitchens or kitchenettes in the units
