3425 NE 2 Ave
Ownership and recorded sale history
What has actually traded in Edgewater / Biscayne
Recorded transactions for retail 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 $1,344/SF. Recorded sales of retail properties in Edgewater / Biscayne since 2022 have a median of $1,142/SF, across a range of $499/SF to $2,759/SF.
Across those 8 recorded sales, the median sale price came in at 1.24× 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.
At 2,175 SF this is a smaller building than the 3,956 SF median for retail properties trading here. Smaller footprints in this segment typically transact at a higher price per square foot.
By footprint it sits in roughly the 25th percentile of retail properties that have traded in this corridor — 21 of the 28 recorded sales were of larger buildings.
The assessment works out 18% 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 |
|---|---|---|---|---|---|
3620 NE 2 Ave | 5,175 | 1921 | 2025 | $8,500,000 | $1,643 |
114 NE 54 St | 2,146 | 1981 | 2025 | $1,070,000 | $499 |
80 NE 40 St | 6,524 | 1955 | 2024 | $18,000,000 | $2,759 |
175 NE 36 St | 9,900 | 1921 | 2023 | $10,450,000 | $1,056 |
3740 NE 2 Ave | 4,338 | 1951 | 2022 | $8,450,000 | $1,948 |
2229 Biscayne Blvd + 1 more parcel | 3,101 | 1929 | 2022 | $3,812,000 | $1,229 |
3301 NE 1 Ave 115 + 4 more parcels | 3,575 | 2008 | 2022 | $3,070,000 | $859 |
4730 NE 2 Ave | 3,465 | 1946 | 2022 | $2,875,000 | $830 |
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 0132300030430." 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.