3291 Franklin Ave
Ownership and recorded sale history
What has actually traded in Coconut Grove
Recorded transactions for office properties in Coconut Grove along Grand Avenue, narrowed to the buildings closest to this one in size and age.
Reading this against the corridor
The county assesses this building at $500/SF. Recorded sales of office properties in Coconut Grove since 2021 have a median of $660/SF, across a range of $346/SF to $1,027/SF.
Across those 8 recorded sales, the median sale price came in at 1.50× 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.
By footprint it sits in roughly the 60th percentile of office properties that have traded in this corridor — 8 of the 20 recorded sales were of larger buildings.
The assessment works out 24% below 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.
The lot runs 4.4× the building footprint — 15,800 SF of land under 3,594 SF of structure. Ratios that wide are usually where expansion or redevelopment questions start.
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 |
|---|---|---|---|---|---|
2482 Secoffee Ter | 2,096 | 1969 | 2026 | $1,425,000 | $680 |
3001 SW 28 Ln | 6,933 | 1953 | 2025 | $4,600,000 | $663 |
2665 S Bayshore Dr M102 + 1 more parcel | 2,698 | 1982 | 2025 | $1,699,000 | $630 |
3044 SW 28 Ln | 4,333 | 1946 | 2024 | $2,600,000 | $600 |
2915 SW 27 Ave | 3,030 | 1937 | 2023 | $3,112,500 | $1,027 |
2665 S Bayshore Dr 1204 + 2 more parcels | 3,162 | 1982 | 2023 | $2,200,000 | $696 |
2950 SW 28 Ln | 2,288 | 1965 | 2021 | $1,500,100 | $656 |
2710 SW 37 Ave | 2,358 | 1947 | 2021 | $815,000 | $346 |
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 0141210490070." 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.