{"id":3676,"date":"2026-09-13T10:07:26","date_gmt":"2026-09-13T13:07:26","guid":{"rendered":"https:\/\/faccinmiami.com\/blog\/?p=3676"},"modified":"2026-09-13T10:07:26","modified_gmt":"2026-09-13T13:07:26","slug":"one-twenty-brickell-private-office-live-work","status":"publish","type":"post","link":"https:\/\/faccinmiami.com\/blog\/one-twenty-brickell-private-office-live-work\/","title":{"rendered":"One Twenty Brickell Private Office: Live-Work Due Diligence"},"content":{"rendered":"

For an entrepreneur or family office using Miami as a business base, a furnished residence with a dedicated office sounds more consequential than a condo with a coworking lounge. The difference is structural: the residence is one property, while a separately deeded office may be a second property with its own use, carrying costs, tenant profile, and resale market.<\/p>\n

That is the thesis behind One Twenty Brickell Signature Residences, the second phase of the One Twenty Brickell concept in Brickell. Public project material describes a 40-story tower with 467 furnished residences, each paired with a private dedicated office suite. The first One Twenty Brickell tower is described by its developer as a 34-story, 240-residence residential-and-office project and is listed as sold out. The newer project is being marketed as a live-work solution, not as a guaranteed income product.<\/p>\n

The investor question is therefore narrower and more useful than \u201cDoes the office add value?\u201d It is: after reviewing the legal documents, condo rules, operating costs, rent evidence, vacancy, and exit market, does this particular office behave like an independently valuable asset?<\/strong><\/p>\n

The One Twenty Brickell private office is a two-asset hypothesis<\/h2>\n

A pool, gym, lounge, or conference room can improve a building\u2019s appeal, but an amenity is normally consumed collectively. It does not have an independent title, rent roll, or resale process. A deeded office is different in principle. It may be used by the owner, leased to another professional, held vacant for strategic use, or sold separately \u2014 but only if the recorded documents and condominium rules actually support those possibilities.<\/p>\n

The word \u201cmay\u201d is doing important work. Project pages and press coverage describe individually deeded office suites, private access, conference-room access, reception or concierge support, and office fit-out. They also state that representations are conceptual and that final prices, square footage, availability, specifications, and legal rights must be checked in the offering documents, purchase agreement, declaration, and related exhibits.<\/p>\n

For a buyer, the residence and office should be underwritten as two connected but distinct decisions:<\/p>\n

    \n
  1. Residence:<\/strong> Does the home work for personal use, a Miami base, or permitted residential leasing?<\/li>\n
  2. Office:<\/strong> Does the office work for the buyer\u2019s business, an identified tenant segment, or a realistic resale strategy?<\/li>\n<\/ol>\n

    A bundled transaction should not make the second question disappear.<\/p>\n

    What the public facts establish \u2014 and what they do not<\/h2>\n

    The public record supports a useful starting point: the Signature project has been presented as a 40-story, 467-residence tower with deeded private offices and more than 50,000 square feet of planned amenities. The earlier One Twenty Brickell Residences tower had 240 residences and dedicated office suites and is identified by PMG as sold out. Brickell\u2019s location, proximity to Brickell City Centre, transit connections, and concentration of professional services help explain the product\u2019s target market.<\/p>\n

    Those facts do not establish a rent, a net yield, guaranteed availability, financing terms, appreciation, immigration benefit, or a ready-made tenant for any particular office. Nor do they prove that every office has the same size, view, access, cost, permitted use, or resale depth. The legal description and recorded condominium documents matter more than the sales shorthand.<\/p>\n

    A due-diligence checklist for the office as an asset<\/h2>\n

    The objective is to replace a lifestyle promise with evidence. A buyer should request the documents and data below for the exact residence and office being considered.<\/p>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
    Test<\/th>\nWhat to verify<\/th>\nDecision question<\/th>\n<\/tr>\n<\/thead>\n
    Owner use<\/strong><\/td>\nCan the buyer operate the intended professional activity? Are clients, staff, deliveries, hours, security, signage, and furniture controlled by rules?<\/td>\nDoes the office solve a real business need, or would a flexible office nearby do the same job for less?<\/td>\n<\/tr>\n
    Residential leasing<\/strong><\/td>\nThe residence\u2019s minimum lease term, approval process, short-term rental limits, guest rules, and management requirements.<\/td>\nCan the residence be occupied, leased, or reserved in the way the buyer expects?<\/td>\n<\/tr>\n
    Office leasing<\/strong><\/td>\nWhether the office can be leased to a non-owner, whether the tenant must be an owner or approved professional, and whether subleasing is restricted.<\/td>\nIs there a legally permitted rental strategy, not merely a sales presentation?<\/td>\n<\/tr>\n
    Permitted use<\/strong><\/td>\nDeclaration, bylaws, rules, zoning, certificates of occupancy, professional-use limitations, and any restrictions on medical, financial, client-facing, or high-traffic activities.<\/td>\nIs the intended use expressly permitted and operationally practical?<\/td>\n<\/tr>\n
    Title<\/strong><\/td>\nA title commitment, legal description, separate parcel or unit treatment, easements, appurtenances, liens, and whether the office can be conveyed independently.<\/td>\nIs this an independently transferable real estate interest, or an office right tied to the residence?<\/td>\n<\/tr>\n
    Condominium rules<\/strong><\/td>\nRecorded declaration, amendments, bylaws, current rules, meeting minutes, budgets, reserves, insurance, management agreements, and leasing policies.<\/td>\nDo the documents protect the office\u2019s use and future transferability?<\/td>\n<\/tr>\n
    HOA and assessments<\/strong><\/td>\nSeparate or combined association fees, office-specific charges, utilities, concierge, conference-room access, reserves, special assessments, and future budget pressure.<\/td>\nWhat is the office\u2019s complete annual carrying cost?<\/td>\n<\/tr>\n
    Property taxes<\/strong><\/td>\nThe exact parcel or unit assessment, tax history when available, projected millage, exemptions, and whether residence and office are assessed separately.<\/td>\nDoes the underwriting use a real tax estimate rather than a residential guess?<\/td>\n<\/tr>\n
    Insurance<\/strong><\/td>\nAssociation master policy, owner policy requirements, contents, liability, business coverage, hurricane deductible, flood exposure, and tenant requirements.<\/td>\nWho pays for which risk, and what gap remains after the association policy?<\/td>\n<\/tr>\n
    Vacancy<\/strong><\/td>\nBase, conservative, and stress vacancy assumptions; lease-up time; tenant improvements; commissions; renewal probability.<\/td>\nDoes the office remain viable with months of zero rent?<\/td>\n<\/tr>\n
    Liquidity<\/strong><\/td>\nComparable office sales, days on market, buyer pool, price per square foot, transfer restrictions, and demand outside the building\u2019s own residents.<\/td>\nCould the owner sell the office without relying on the original marketing story?<\/td>\n<\/tr>\n
    Tenant demand<\/strong><\/td>\nComparable rents in Brickell, tenant profiles, small-suite absorption, professional services demand, and competition from flexible offices.<\/td>\nIs there durable demand for this specific size, address, access, and format?<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

    The same discipline applies to the residence. A Brazilian buyer should separate personal use from investment use, clarify currency exposure and funding source, and model the property in U.S. dollars before treating any rent as a portfolio return.<\/p>\n

    \"Conceptual<\/figure>\n

    Conceptual editorial illustration: the office thesis only becomes investable after the buyer connects title, use, rules, and operating evidence.<\/em><\/p>\n

    Gross rent is not net cash flow<\/h2>\n

    The frequently discussed figure of up to US$80,000 per year<\/strong> should be treated as commercial potential, not promised rent and not a guaranteed return. It may describe a gross revenue opportunity under a specific rent, occupancy, size, and tenant scenario. It does not tell the buyer what remains after vacancy, HOA, taxes, insurance, management, maintenance, tenant improvements, leasing commissions, financing, closing costs, or income taxes.<\/p>\n

    The following illustration is intentionally hypothetical. It is not a quote for One Twenty Brickell, does not assume a particular office size, and does not imply availability. It shows why gross and net must be separated before a buyer assigns value to the office.<\/p>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
    Annual office scenario<\/th>\nBase case<\/th>\nConservative case<\/th>\n<\/tr>\n<\/thead>\n
    Potential scheduled gross rent<\/td>\nUS$80,000<\/td>\nUS$60,000<\/td>\n<\/tr>\n
    Vacancy and non-collection assumption<\/td>\n10% \/ \u2212US$8,000<\/td>\n15% \/ \u2212US$9,000<\/td>\n<\/tr>\n
    Effective collected rent<\/td>\nUS$72,000<\/td>\nUS$51,000<\/td>\n<\/tr>\n
    HOA and office-related assessments<\/td>\n\u2212US$18,000<\/td>\n\u2212US$18,000<\/td>\n<\/tr>\n
    Property taxes<\/td>\n\u2212US$10,000<\/td>\n\u2212US$10,000<\/td>\n<\/tr>\n
    Insurance<\/td>\n\u2212US$3,500<\/td>\n\u2212US$3,500<\/td>\n<\/tr>\n
    Management and leasing administration<\/td>\n\u2212US$5,760<\/td>\n\u2212US$4,080<\/td>\n<\/tr>\n
    Maintenance and replacement reserve<\/td>\n\u2212US$3,000<\/td>\n\u2212US$3,000<\/td>\n<\/tr>\n
    Illustrative net operating cash flow before financing and income tax<\/strong><\/td>\nUS$31,740<\/strong><\/td>\nUS$12,420<\/strong><\/td>\n<\/tr>\n
    Net cash flow as a share of scheduled gross rent<\/strong><\/td>\n39.7%<\/strong><\/td>\n20.7%<\/strong><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

    The assumptions are the point of the exercise, not the output. A different HOA, tax bill, insurance premium, lease-up period, management arrangement, or special assessment can materially change the result. A cap rate or cash-on-cash return also cannot be calculated responsibly without the office\u2019s actual allocated purchase price and acquisition costs.<\/p>\n

    The market backdrop is selective, not automatic<\/h2>\n

    Recent reporting on Miami office conditions describes a market with strong differentiation. Prime, well-located, service-rich space can attract tenants even while overall office vacancy remains meaningful. That is not the same as a generalized shortage of offices. A small office attached to a luxury residential ecosystem may appeal to entrepreneurs, family offices, independent professionals, and firms seeking a representative address. It can also compete with traditional Class A suites, managed offices, coworking products, and other deeded-office developments.<\/p>\n

    The office therefore needs its own demand proof. Ask for signed leases or comparable executed transactions where available, not just asking rents. Compare the total occupancy cost with a conventional Brickell suite. Test whether an outside tenant would pay for the building\u2019s services or whether only a resident-owner finds the package compelling. Finally, model the time and cost of finding a new tenant when the original owner\u2019s network is no longer available.<\/p>\n

    \"English<\/figure>\n

    The infographic summarizes public project descriptions and reported market signals. The US$80,000 figure is commercial potential used in a hypothetical test; it is not guaranteed income.<\/em><\/p>\n

    How to decide whether the office is a real asset<\/h2>\n

    The office passes an initial asset test only when five answers are supported by documents or market evidence:<\/p>\n