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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2650 Biscayne Blvd Miami, FL 33137

    • Office buildings
    • 13,781 SF
    • 0.23 lot acres
    For Sale
    View listing
    $39
    Last Sale
    May 31, 2024
    $9,261,800
    Value Estimations
    Cap Rate Potential
    4.6%
    Office buildings
    Location Intelligence
    Property ID
    US18-3995904
    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

    • Miami Psychology Group / Psychologist
    • TruckOCI / Logistics Service
    • Northeast Assisted Fertility Group, Inc. / Family Planning Center
    • Simon, Schindler & Sandberg LLP / Law Firm
    • Complete Consulting Services Group (CCSG) / Consultant

    Property Details for 2650 Biscayne Blvd

    Year built
    1961
    Construction
    CONCRETE
    Lot size
    0.23 lot acres
    Property size
    13,781 SF
    Zone code
    CEN HI DENS BORDERS CB
    Property type
    Office buildings
    APN
    01-3230-020-0090
    APU
    132300200090

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $9,260,000
      ML approach
      $9,260,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $7,030,000
      6.5%
      $6,490,000
      7%
      $6,025,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $7,494,000
      Market price range: $4.21M - $13.2M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $8,480,000
      Current use
      RESTAURANT
      $10,220,000
      Change: +20% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $9,010,000
      Change: +6% Conversion: Difficult
      RETAIL STORES
      $8,615,000
      Change: +2% Conversion: Moderate

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

    Location Insight

    • Map
    • Local Demand
    City
    Miami
    County
    Miami-dade
    State
    Florida
    Longitude
    -80.1895
    Latitude
    25.8025
    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
    $75,055
    $3,696,000
    $1,025,452
    $4,721,452
    -
    $3,696,000
    $1,025,452
    $4,721,452

    Comparable in this City

    • Value Estimation by Request
      1,181 SF

      4770 Biscayne Blvd Ste, Unit 820

      OFFICE BUILDING (MULTI-STORY) • 1,181 SF
      4770 Biscayne Blvd Ste, Miami, FL 33137-3232
      View Details
    • Value Estimation by Request
      1,375 SF

      4300 Biscayne Blvd Ste, Unit 102

      OFFICE BUILDING (MULTI-STORY) • 1,375 SF
      4300 Biscayne Blvd Ste, Miami, FL 33137-3256
      View Details
    • Value Estimation
      $15,630,000
      37,326 SF

      61 41st St

      OFFICE BUILDING (MULTI-STORY) • 37,326 SF
      61 41st St, Miami, FL 33137-3513
      View Details
    • Value Estimation by Request
      1,181 SF

      4770 Biscayne Blvd Ste, Unit 520

      OFFICE BUILDING (MULTI-STORY) • 1,181 SF
      4770 Biscayne Blvd Ste, Miami, FL 33137-3240
      View Details
    • Value Estimation
      $31,790,000
      145,031 SF

      4500 Biscayne Blvd

      OFFICE BUILDING (MULTI-STORY) • 145,031 SF
      4500 Biscayne Blvd, Miami, FL 33137-3254
      View Details
    • Value Estimation
      $1,160,000
      2,722 SF

      5810 Biscayne Blvd

      OFFICE BUILDING (MULTI-STORY) • 2,722 SF
      5810 Biscayne Blvd, Miami, FL 33137-2639
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      53,630 SF

      Renovated Edgewater Office Building

      Five-story office building in Miami's Edgewater neighborhood.
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      DeBry Office Building: Salt Lake City

      10,282 SF Office Building - Fully Vacant
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      Condominium Office Space with Bay Views

      Renovated office space with panoramic bay and city views.
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      Miami Flex Warehouse For Sale

      Multi-tenant flex warehouse in Miami's Upper East Side neighborhood.
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      Turnkey Modern Office Suites

      Modern office space with private suites in prime location.
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    • Contact for pricing

      Edgewater Office Space Opportunity

      13,000+ SqFt office space in the heart of Edgewater.
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      View Details

    Similar Nearby for Lease

    • $15,200,000
      1,274 SF

      Freestanding Building in Urban Corridor

      Located where Midtown, Edgewater, and Wynwood meet, Miami, FL.
      85-89 NE 27Th St, Miami, FL 33137
      View Details
    • $35 SF/Yr
      59 SF

      Miami Office/Medical Building For Rent

      Five-story office/medical building in Miami's Biscayne Corridor Submarket.
      3000 Biscayne Blvd, Miami, FL 33137
      View Details
    • $50 SF/Yr
      18,595 SF

      Spacious Office Building with Amenities

      298,000 SF office building featuring oversized floor plates.
      545 NW 26Th St, Miami, FL 33137
      View Details
    • $35 SF/Yr
      59,259 SF

      Executive Plaza Medical Office

      Miami Office Building - 59,259 SF
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      View Details
    • $0.03 SF/Yr
      18,500 SF

      Biscayne Blvd Office Condo

      Prime Biscayne Blvd Office Space
      4300 Biscayne Blvd, Miami, FL 33137
      View Details
    • $0.13 SF/Yr
      137,634 SF

      Biscayne Blvd Office Space for Lease

      Prime Miami location, furnished office, all-inclusive.
      4770 Biscayne Blvd, Miami, FL 33137
      View Details
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    Miami, FL 33137
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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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