4810 NE 2 Ave
Ownership and recorded sale history
What has actually traded in Edgewater / Biscayne
Recorded transactions for office properties in Edgewater and the Biscayne Boulevard corridor, narrowed to the buildings closest to this one in size and age.
Reading this against the corridor
The county assesses this building at $613/SF. Recorded sales of office properties in Edgewater / Biscayne since 2021 have a median of $415/SF, across a range of $221/SF to $1,009/SF.
Across those 8 recorded sales, the median sale price came in at 1.17× the county assessed value. Assessed values are set for taxation and are reset on their own schedule, so they routinely sit apart from transaction prices — in either direction.
Built in 1948, it is older than the 1969 median vintage of what has been trading nearby — typically a repositioning, capital-expenditure or redevelopment conversation rather than a straight comparison.
By footprint it sits in roughly the 37th percentile of office properties that have traded in this corridor — 12 of the 19 recorded sales were of larger buildings.
The assessment works out 48% above the median price per square foot of the comparable sales shown below. That is an arithmetic comparison of a tax figure against transaction prices, not a statement about what this building would sell for.
What this means for this building depends on what no public record contains — the leases, the condition, the rent roll.
Recorded sales of comparable size and vintage
| Property | Size | Built | Sold | Price | Per SF |
|---|---|---|---|---|---|
250 NE 27 St | 2,921 | 1923 | 2024 | $2,381,400 | $815 |
4770 Biscayne Blvd 1000 + 2 more parcels | 4,207 | 1981 | 2023 | $1,775,000 | $422 |
4300 Biscayne Blvd 201 | 1,360 | 1970 | 2023 | $556,000 | $409 |
4800 NE 2 Ave | 2,873 | 1952 | 2022 | $2,900,000 | $1,009 |
5963 Biscayne Blvd | 2,747 | 1968 | 2022 | $1,940,000 | $706 |
4300 Biscayne Blvd G03 | 1,160 | 1970 | 2022 | $312,000 | $269 |
3933 Biscayne Blvd | 5,301 | 1947 | 2021 | $1,170,000 | $221 |
4300 Biscayne Blvd 302 | 2,295 | 1970 | 2021 | $591,700 | $258 |
Important Disclosures
Not a listing. The property described on this page is not listed for sale or lease by Justin Crow or Mattis Advisors. Justin Crow has no listing authority for this property and does not represent the owner unless explicitly engaged in a written agreement.
Not an appraisal. Nothing on this page constitutes an appraisal, a Broker's Opinion of Value, or a Broker Price Opinion under Florida Statute 475.612. The submarket benchmarks shown are general market observations and are not specific opinions of value for this property.
Public records. All property data is sourced from the Miami-Dade County Property Appraiser's public records and is reproduced here for informational purposes. Property data may be inaccurate or out of date. Justin Crow makes no warranty as to the accuracy or completeness of any information on this page.
Owner opt-out. If you are the owner of this property and would prefer this page be removed, please email justin@mattisadvisors.com with the subject "Opt-out — Folio 0131240170010." We will remove the page within 24 hours of receipt, no questions asked.
About. Justin Crow is a Florida-licensed real estate associate operating under Mattis Advisors. Brokerage activity is conducted through Mattis Advisors.