Broker Opinion of Value & Disposition Strategy
A two-building owner/user office assemblage. Occupy one building, lease the other, own the corridor.
The Offering
Two adjacent, recently renovated single-story office buildings on contiguous parcels along a high-traffic North Miami Beach arterial, under common ownership.
Condition
We have reviewed ownership's interior video of both buildings. The interiors are well renovated and present an efficient, move-in ready layout particularly well suited to owner occupants. Renovated condition is a meaningful differentiator in a corridor dominated by dated 1950s-era stock, supporting both stronger achievable rent and a premium over unrenovated product. For accuracy, the buildings remain Class C by vintage and any appraisal or lender review will classify them accordingly.
Market Analysis · Northeast Dade
This is mainland North Miami Beach within the Northeast Dade submarket, not Miami Beach across the bay where 4 and 5 Star office asks $95 to $100 per SF. The two share a name, not a price structure.
Northeast Dade submarket, by year. Current ~7.0% vs. five-year average 6.5%.
Northeast Dade submarket, by year. Now ~$42.80 vs. Miami metro ~$56.
Miami office. The 1 and 2 Star tier most relevant to small users is the tightest in the market, signaling scarce small space.
Sales Comparables
Small owner/user office in the broader submarket supports an aggressive ask for renovated product. The selected set averages approximately $521 per SF with a median near $493 per SF. The smallest special-situation buildings reached $790 to $1,230 per SF.
Recent trades and the active on-corridor listing, shown against where we are pricing the subject.
The Honest Read
One block north
That 1,894 SF building also leased 1,800 SF at $34.66 per SF modified gross in June 2026. With the closest closed corridor sale at $437 per SF, these set the realistic per-foot reference for this exact street. Our renovated condition and dual-building package justify a premium, but they also cap how far above this number a typical cash buyer will pay, and we expect the competing listing to be cited by any buyer's representative.
Valuation
The central insight that drives our strategy: as a passive income play these assets price to a capitalization rate, but to an owner/user who occupies the space they command a meaningful premium. We market to owner/users, where value is highest.
Scale shown from $700,000 to $1,900,000.
Pricing Strategy
Recommended list price: $1,850,000, approximately $603 per SF. A deliberate high anchor consistent with ownership's pricing philosophy, paired with a candid view of the realistic range so a market offer is recognized as a result, not a disappointment.
Scale shown from $700,000 to $1,900,000.
To net $1,650,000, the transaction must gross approximately $1,775,000, or roughly $580 per SF, before any loan payoff. Principal seller costs in Miami-Dade include the documentary stamp tax on commercial deeds of $1.05 per $100 of price (1.05 percent), commission, and customary closing costs. A contract near $580 per SF sits above every normal comparable and is a ceiling outcome, not the base case.
The Buyer Thesis
A purchaser occupies one building for their own business and leases the second to a tenant, applying that rental income against debt service and operating expenses. This materially lowers the buyer's effective cost of occupancy and is rarely available on this corridor.
The result: a qualified owner/user can own on this corridor for an effective monthly cost comparable to leasing, with the second building's rent offsetting the note.
Trade Area
A strong trade area supports both owner/user occupancy and the rental income on the second building. Projected population growth from 2025 to 2030 runs approximately 7.6 to 7.9 percent across all rings.
With median household income shown beneath each ring.
Go-to-Market
A multi-channel campaign targeting owner/user operators, SBA-financed buyers, and 1031 exchange buyers seeking a scarce small replacement asset.
Professional video, aerial drone footage, Matterport 3D walkthroughs of both buildings, and a data-rich offering memorandum with the owner/user occupancy and SBA financing models.
Direct outreach to local professional and medical operators, SBA lender and CDC coordination, the 1031 exchange buyer network, and the regional broker community, motivated by a 3.0 percent cooperating commission.
A ready-to-review package at first contact, including financials, the in-place lease, occupancy models, and tax, survey, and zoning documentation, to shorten the path from interest to closing.
Risk & Mitigants
The framework our team uses to support pricing in buyer conversations.
| Risk factor | Buyer concern | Mitigating factor |
|---|---|---|
| Building vintage | 1954 Class C construction | Fully renovated, move-in ready interiors and efficient layout; renovation premium over dated stock |
| In-place lease | 16801 is month-to-month and not bankable | Rent is at or above market; tenant can be placed on a 3 to 5 year term; 3.5% tier vacancy reflects strong demand |
| Pricing vs. comps | A competing listing sits near $396 per SF | Renovated condition, dual-building scarcity, and the owner/user value premium over investor pricing |
| Buyer-pool concentration | Value depends on owner/user demand | SBA 90% financing broadens the pool; scarcity of small ownable product supports absorption |
| Interest rate environment | Rate volatility affecting financing | SBA fixed-rate structure and an accessible absolute price point keep debt service manageable |
Client Services
GoCommercial delivers an integrated, institutional-grade platform with zero upfront fees. We absorb all marketing, media, and production costs. If we do not close, you do not pay.
Engagement
Our commitment to you
We do not lock clients into long-term agreements without accountability. Our engagement reflects our confidence in our ability to execute and our commitment to earning your trust every day. You retain full control throughout the process and full approval authority over every offer.
Next Steps
Review and sign the flexible, cancel-anytime listing agreement. You retain full control throughout.
Current lease for 16801 with amendments, recent operating and tax records, and survey. We manage organization and distribution.
Coordinate a single window for video, drone, and 3D capture of both buildings, with minimal disruption.
Within 5 to 7 business days, the offering is live in front of the most qualified owner/user and exchange buyer pool.