Modern Pinecrest Office Building For
For Sale
Contact for pricing
Pending
9500 SW 77th Ave, Miami, FL 33156
Two-story, 7,646 SF professional office building in Pinecrest/Dadeland corridor.
Property Size7,646 SF
Days on Market164
Property Features for 9500 SW 77th Ave
General Information
Standard status
Pending
Size
7,646 SF
Class
A
Total Parking Spaces
25
Property subtype
Office
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
2017
Buildings
1
Stories
2
Units
23
Listing Agency:
Colliers - Palm Beach - Boca Raton, Florida
Listed By:
Justin Walker · License #3384090
(954) 487-1097
Source:
Crexi
Added: Apr 1
Changed: Sep 10
Last Checked: Sep 10 at 8:39AM
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 Colliers - Palm Beach - Boca Raton, Florida
Investment Insights
Based on property information with market context.
Located in the Pinecrest/Dadeland area of Miami, Florida, this two-story professional office building offers 7,646 square feet of space. Constructed in 2017, the building is suitable for an owner-user or medical/professional practice. It features elevator access, building signage, and ample parking. The building has CBS construction, a full fire sprinkler system, and complete ADA compliance. There are 25 covered parking spaces. The layout includes a lobby, reception area, restrooms, elevator, and core areas. The property is suitable for showroom, medical, or professional use. It features a reception area, a conference room with a balcony, three executive offices (one with a private restroom), seven perimeter offices, and two open office areas that can accommodate up to four cubicles. Additional features include two restrooms, a break room, a file room, a server room, and a janitorial closet. Furniture is available. The property has visibility on SW 77th Avenue with monument and façade signage. It is located minutes from US-1, the Palmetto Expressway (SR-826), and Metrorail. Nearby are Dadeland Mall, Downtown Dadeland, Baptist Hospital, and Nicklaus Children’s Hospital. The area has strong demographics, with 100,000 residents within 3 miles and a median household income of $96,100.
Key Highlights
- Modern, standalone 7,646 SF office building built in 2017
- Prime location in the Pinecrest/Dadeland corridor with excellent visibility and signage opportunities
- Ample parking with 25 covered spaces and convenient access to major highways (US‑1, SR‑826) and Metrorail
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
$219,345
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
4.18%
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%
$4,386,900
$4.4M
Cap Rate 7%
$3,133,500
$3.1M
Cap Rate 9%
$2,437,167
$2.4M
Market Conditions
NOI Build-Up for 7,646 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
$344.1K $45.00/SF
− Vacancy
−$51.6K −$6.75/SF
EGI
$292.5K $38.25/SF
− OpEx
−$73.1K −$9.56/SF
NOI
$219.3K $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%
$4,386,900
Cap Rate 7%
$3,133,500
Cap Rate 9%
$2,437,167
Alternative Uses
Best Use
Office B
$3.13M
$2.74M – $3.66M
NOI $219,345 @ 7.0% cap · market cap 4.18%
Second Best
Healthcare Medical
$1.81M
$1.58M – $2.11M
NOI $126,618 @ 7.0% cap · market cap 2.41%
Theoretical Best
Specialty Retail
$5.16M
$4.52M – $6.02M
NOI $361,277 @ 7.0% cap · market cap 6.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
3,588
Businesses Nearby
Explore this area
Business Placement
Demographics for 33156, FL
34,036
Population
13,215
Households
2.6
Avg Household Size
42
Median Age
66%
College-Educated
97%
High-School Grad
13.9 sq mi
ZIP Area
2,449
Density / Sq Mi
$134,720
Median Household Income
$66,117
Median Earnings
$1,936
Median Rent
$1,063,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Miami, FL
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Frequently Asked Questions
What type of property is this?
Office building - Two-story, 7,646 SF professional office building in Pinecrest/Dadeland corridor.
Where is this office building located?
The property is located at 9500 SW 77th Ave Miami, FL.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: Modern, standalone 7,646 SF office building built in 2017; Prime location in the Pinecrest/Dadeland corridor with excellent visibility and signage opportunities; Ample parking with 25 covered spaces and convenient access to major highways (US‑1, SR‑826) and Metrorail
