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    Property profile & analytics

    1451 Ocean Dr, Unit CU-100 Miami Beach, FL 33139-4105

    • Retail space
    • 1,477 SF
    OFF-MARKET
    Value Estimations
    $3,685,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-1628627
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 1451 Ocean Dr

    Year built
    1998
    Property size
    1,477 SF
    Zone code
    6501:COMMERCIAL
    Property type
    Retail space
    APN
    02-3234-165-0010
    APU
    232341650010

    Description

    This exceptional 2,125 square foot office space, located at 1451 Ocean Dr #204 in the prestigious Shoppes of Il Villaggio, Miami Beach, Florida, presents a unique investment opportunity. Built in 1998, this property offers a modern, open floor plan ideal for diverse business needs. The asking price is $1,950,000. Large windows throughout the space provide abundant natural light and stunning views of the iconic Ocean Drive. A sleek kitchenette is included, adding to the functionality and convenience of this prime location. The property's address in the heart of Miami Beach combines elegance and accessibility, making it an attractive option for businesses seeking a high-profile presence in this vibrant city. The office is situated within the Shoppes of Il Villaggio, offering a sophisticated and desirable business environment. This Miami-Dade County property (zip code 33139) is perfectly positioned to capitalize on the high foot traffic and upscale clientele of Ocean Drive. The property's modern design and prime location make it a compelling investment opportunity for discerning buyers seeking a prestigious Miami Beach address. The open floor plan allows for flexible configuration to suit various business requirements. This is a rare chance to acquire a well-situated, high-quality office space in one of Miami Beach's most sought-after locations.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $3,440,000
      Current use
      OFFICE BUILDING
      $3,700,000
      Change: +8% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Miami Beach
    County
    Miami-dade
    State
    Florida
    Longitude
    -80.1293
    Latitude
    25.7872
    CBSA code
    33100
    CBSA name
    MIAMI-FORT LAUDERDALE-MIAMI BEACH, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $39,156
    $0.00
    $0.00
    $2,363,200
    -
    $0.00
    $0.00
    $2,363,200

    Comparable in this City

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      RETAIL STORES (PERSONAL SERVICES) • 360 SF
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      View Details
    • Value Estimation by Request
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    • Value Estimation by Request
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      2301 Collins Ave Ph, Unit 19

      RETAIL STORES (PERSONAL SERVICES) • 205 SF
      2301 Collins Ave Ph, Miami Beach, FL 33139-1603
      View Details
    • Value Estimation by Request
      1,254 SF

      2301 Collins Ave Ph, Unit 9

      RETAIL STORES (PERSONAL SERVICES) • 1,254 SF
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      View Details
    • Value Estimation
      $2,540,000
      3,770 SF

      1300 Lincoln Rd, Unit C-1A

      RETAIL STORES (PERSONAL SERVICES) • 3,770 SF
      1300 Lincoln Rd, Miami Beach, FL 33139-2264
      View Details
    • Value Estimation by Request
      230 SF

      2301 Collins Ave, Unit CU-1

      RETAIL STORES (PERSONAL SERVICES) • 230 SF
      2301 Collins Ave, Miami Beach, FL 33139-1639
      View Details

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      View Details
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    Miami Beach, FL 33139-4105
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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