Conventional Restaurant with Two
For Sale
$1,699,000
Miami Beach, FL 33169, Miami Beach, FL 33169
Business Opportunity, Miami Beach, FL
Property Size2,750 SF
Price / SF$617.82
Days on Market246
Property Features
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Flood Zone
Parking
12
Parking features
On Street
Security features
Security System
Subdivision
42
Standard status
Active
APN
11-11-11-111-1111
Taxes and HOA fees
Tax Year
2023
Tax Description
$$$ MB 33169
Tax Annual Amount
111111111
Legal Description
$$$ MB 33169
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Flooring type
Hardwood, Tile, Wood
Building materials
Block
Listing Agency:
Optimar International Realty
(305) 947-0477
Listed By:
Ali Karan PLLC · License #3520948
(305) 527-9956
Added: Dec 29, 2025
Changed: Aug 29
Last Checked: Sep 1 at 11:06AM
MLS# A11510964
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This conventional restaurant occupies 2,750 square feet on a corner along Lincoln Road in Miami Beach. The layout accommodates 122 seats and includes two bars, a fully renovated kitchen, central heating and cooling, and block construction. On-street parking and public water and sewer service are provided.
The operation holds a full liquor license and may remain open until 5 a.m., supporting a late-night restaurant and bar format. A newly opened nightclub is located nearby, and the site is positioned within South Beach’s hospitality setting. The premises also include tile and wood flooring finishes.
The operation holds a full liquor license and may remain open until 5 a.m., supporting a late-night restaurant and bar format. A newly opened nightclub is located nearby, and the site is positioned within South Beach’s hospitality setting. The premises also include tile and wood flooring finishes.
Key Highlights
- 2,750‑square‑foot restaurant with seating for 122
- Corner location on Lincoln Road in Miami Beach
- Full liquor license included
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
$52,940
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
3.12%
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%
$1,058,800
$1.1M
Cap Rate 7%
$756,286
$756.3K
Cap Rate 9%
$588,222
$588.2K
Market Conditions
NOI Build-Up for 2,750 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
$75.9K $27.60/SF
− Vacancy
−$5.3K −$1.93/SF
EGI
$70.6K $25.67/SF
− OpEx
−$17.6K −$6.42/SF
NOI
$52.9K $19.25/SF
Area
Miami-Dade County, FL
Vacancy
7.00%
Lease Rate
$27.60 /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%
$1,058,800
Cap Rate 7%
$756,286
Cap Rate 9%
$588,222
Alternative Uses
Best Use
Specialty Retail
$756.3K
$661.8K – $882.3K
NOI $52,940 @ 7.0% cap · market cap 3.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,663 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
2,175
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33169, FL
42,308
Population
14,815
Households
2.9
Avg Household Size
37
Median Age
22%
College-Educated
85%
High-School Grad
6.8 sq mi
ZIP Area
6,222
Density / Sq Mi
$59,686
Median Household Income
$34,327
Median Earnings
$1,536
Median Rent
$352,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Corner hospitality venue on Lincoln Road with a renovated kitchen and late-night operating capability.
Where is this conventional restaurant located?
The property is located at Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: 2,750‑square‑foot restaurant with seating for 122; Corner location on Lincoln Road in Miami Beach; Full liquor license included
