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    2822 Pine Tree Dr Miami Beach, FL 33140
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    2822 Pine Tree Dr Miami Beach, FL 33140

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    • Commercial real estate
    • 5,983 SF
    For Sale
    $3,800,000
    View Listing →
    Renovated Multifamily in Miami Beach For Sale
    $3,800,000

    Renovated Multifamily in Miami Beach

    Boutique 12-unit multifamily property with strong income and rental upside.

    2822 Pine Tree Dr, Miami Beach, FL 33140
    View Listing
    Property ID
    US18-3906467
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2822 Pine Tree Dr

    Property size
    5,983 SF
    Property type
    Commercial real estate
    APN
    02-3227-004-0220

    Description

    This exceptional 12-unit apartment building in Miami Beach presents a compelling investment opportunity. Boasting a prime Mid-Beach location, just a 5-minute stroll from the beach, this property offers significant upside potential. The 5,983 square foot building sits on an 8,580 square foot lot (APN: 02-3227-004-0220) and features a mix of unit types: one two-bedroom, five one-bedroom, and six studio apartments. All units have undergone complete renovations, showcasing updated kitchens and bathrooms, new modern tile flooring, and in-unit washer/dryers. The building also benefits from spacious common areas, including shared porches with tables, seating, hammocks, and umbrellas, and on-site parking. Currently generating a NOI of $232,202 and a 5.28% cap rate, the property is priced at $4,400,000. The average in-place rent per unit is $2,175. While currently operating as 12 units, the building was originally constructed as 8 legally conforming units. Its location near the multi-million dollar homes on Pine Tree Drive and the upcoming Bayshore Park (a $42,800,000 development) further enhances its value and long-term prospects. The RM-1 zoning provides flexibility for future development. This property offers a rare combination of location, renovated units, and strong cash flow, making it an ideal investment in a highly sought-after Miami Beach neighborhood. The property's proximity to the beach and the upcoming Bayshore Park development promises continued appreciation and strong rental demand.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Miami Beach
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.128315
    Latitude
    25.8053273

    Comparable in this City

    • $3,800,000
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      Renovated Multifamily in Miami Beach

      Boutique 12-unit multifamily property with strong income and rental upside.
      2822 Pine Tree Dr, Miami Beach, FL 33140
      View Details
    • $15,200,000

      Oceanfront Condominium Bulk Acquisition Opportunity

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      Miami Beach Fourplex Investment Opportunity

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      Oceanfront Condominium Bulk Acquisition Opportunity

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    • $3,800,000
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      Renovated Multifamily in Miami Beach

      Boutique 12-unit multifamily property with strong income and rental upside.
      2822 Pine Tree Dr, Miami Beach, FL 33140
      View Details
    • Contact for pricing
      5,366 SF

      Mediterranean Style Waterfront Quadplex

      Waterfront Mediterranean-style quadplex with potential for single-family conversion.
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      View Details
    • $2,400,000
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      Miami Beach Fourplex Investment Opportunity

      Boutique 4-unit multifamily property in desirable Mid-Beach neighborhood.
      815 W 39Th St, Miami Beach, FL 33140
      View Details

    Similar Nearby for Lease

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      Miami Beach Retail Space

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      Retail/Restaurant Space for Lease

      Retail and restaurant spaces available for lease.
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      Miami Beach Retail Space Available

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      1,600 SF

      Miami Beach Bar/Cafe Space

      Bar/Cafe space with 4COP liquor license in Miami Beach.
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      Miami Beach Shared Office Space

      Shared office space in oceanfront condo, ideal for medical use.
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      View Details
    View Listing
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    Miami Beach, FL 33140
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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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