Operating Medical Spa
For Sale
$1,500,000
Sunny Isles Beach, FL 33160, Sunny Isles Beach, FL 33160
Business Opportunity, Sunny Isles Beach, FL
Property Size6,000 SF
Price / SF$250
Days on Market307
Property Features
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
2220
Standard status
Active
Building Details
Year built
2022
Listing Agency:
LoKation
(954) 545-5583
Listed By:
Svitlana Milovanova PA · License #3422092
(561) 403-9941
Added: Oct 29, 2025
Changed: Aug 19
Last Checked: Aug 31 at 2:06AM
MLS# R11136123
Copyright © 2026 BeachesMLS. 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.
Operating medical spa business in Sunny Isles Beach, Florida, with a 6,000-square-foot build-out completed in 2022. The operation combines aesthetic care and wellness services, including laser and skin treatments, RF microneedling, advanced facials, body sculpting, injectables, dermal fillers, non-surgical lifts, IV therapy, massage, and hair therapy.
The business is supported by a team of 5 and serves the North Miami, Aventura, and Sunny Isles area. The ownership offering is at least 51%, and the current owner is seeking a managing partner. Financial information is available under NDA and POF.
The business is supported by a team of 5 and serves the North Miami, Aventura, and Sunny Isles area. The ownership offering is at least 51%, and the current owner is seeking a managing partner. Financial information is available under NDA and POF.
Key Highlights
- 6,000‑square‑foot medical spa build‑out completed in 2022
- Aesthetic services include laser treatments, RF microneedling, facials, and injectables
- Body sculpting offerings include CoolSculpting Elite
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
$79,056
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
5.27%
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%
$1,581,120
$1.6M
Cap Rate 7%
$1,129,371
$1.1M
Cap Rate 9%
$878,400
$878.4K
Market Conditions
NOI Build-Up for 6,000 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
$144.0K $24.00/SF
− Vacancy
−$12.2K −$2.04/SF
EGI
$131.8K $21.96/SF
− OpEx
−$52.7K −$8.78/SF
NOI
$79.1K $13.18/SF
Area
Miami-Dade County, FL
Vacancy
8.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,581,120
Cap Rate 7%
$1,129,371
Cap Rate 9%
$878,400
Alternative Uses
Best Use
Healthcare Medical
$1.13M
$988.2K – $1.32M
NOI $79,056 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.04M
$2.66M – $3.55M
NOI $213,084 @ 7.0% cap · market cap 14.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,903
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33160, FL
44,085
Population
33,749
Households
1.3
Avg Household Size
48
Median Age
49%
College-Educated
93%
High-School Grad
4.4 sq mi
ZIP Area
10,019
Density / Sq Mi
$62,413
Median Household Income
$43,035
Median Earnings
$1,990
Median Rent
$360,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- YC Health Studio — 500 Bayview Dr, North Miami Beach, FL 33160
- Lokahi Holistic Healing Therapies — 500 Bayview Dr, Sunny Isles Beach, FL 33160
- Advanced Holistic Center — 152 Sunny Isles Blvd, Sunny Isles Beach, FL 33160
- Beauty Art Centers — 202 Sunny Isles Blvd Suite 8A, Sunny Isles Beach, FL 33160
- Pineapple Integrative Medicine — 152 Sunny Isles Blvd #11, Sunny Isles Beach, FL 33160
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Established wellness operation providing aesthetic treatments, body sculpting, injectables, and IV therapy.
Where is this spa & wellness property located?
The property is located at Sunny Isles Beach, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 6,000‑square‑foot medical spa build‑out completed in 2022; Aesthetic services include laser treatments, RF microneedling, facials, and injectables; Body sculpting offerings include CoolSculpting Elite
