Resale Value and Zoning Advantage: TBA
Currently used as a single-family residence, this property is legally classified as a one‑story office building (PA Code 6101) and zoned T5‑O under the City of Miami’s Miami 21 zoning code. That classification creates a resale edge by enabling a wider range of uses and removing some of the uncertainty that can stall transactions.
1. Zoning (T5‑O) and Land Use Flexibility
- T5‑O zoning allows office, retail, mixed‑use, and multifamily development up to 5 stories.
- It supports repositioning the property into income‑producing use without rezoning.
- Located near the Biscayne Blvd and Upper Eastside corridor, this area is desirable for boutique offices, live/work lofts, or future redevelopment.
2. Completed Building Recertification
- The structure passed Miami‑Dade’s 30-year recertification process for both structural and electrical safety.
- No active violations or repairs required, which removes buyer hesitation.
- Next recertification due in 10 years—this lowers closing risk and surprises for future owners.
- Buyers avoid $8,000–$20,000 in potential inspection and repair costs.
3. Land & Use Conversion Potential
- The PA Code (6101) designates this as a commercial property, even though it is currently used as a residence.
- It may be leased to professional services (law, architecture, therapy, etc.) or repositioned for shared office or boutique retail.
- The broader buyer pool includes investors, developers, and owner-users looking to enter this growth corridor.
Comparative Advantage
- Nearby single-family homes average $400k–$500k.
- Commercially zoned parcels like this—with completed recertification and T5‑O zoning—can command 20–40% more due to development rights and FAR (approx. 2.25).
Suggested Listing Description
Currently used as a single‑family residence, this property is legally classified as a one‑story office building (PA Code 6101) and zoned T5‑O under Miami 21, allowing for office or mixed‑use redevelopment subject to city approvals. The building has completed Miami‑Dade County’s structural and electrical recertification, offering buyers confidence in its condition and flexibility for future use—whether maintaining it as a residential‑style office, converting to professional services, or exploring mixed‑use possibilities within the zoning allowances.
Key Marketing Angles
- “T5‑O Zoning – Mixed Use/Office/Multi‑Family Potential”
- “Recertified Structure – No Pending Structural or Electrical Issues”
- “Rare Commercial Opportunity Near Biscayne Corridor”
- “Redevelopment or Income Play – Land and Structure Flexibility”
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