Rooftop Terrace Office
For Sale
$1,675,000
10450 NW 33rd Street 501, Doral, FL 33172
Rooftop/terrace office unit with two private elevator access and a built-in grease trap for flexible commercial uses.
Property Size4,835 SF
Price / SF$346.43
Days on Market206
Property Features for 10450 NW 33rd Street 501
General Information
Standard status
Active
Size
4,835 SF
Elevators
Yes
Property subtype
Office
Additional Details
Floor
5
Taxes and HOA fees
Annual Taxes
$24,978
Building Details
Building Size
4,835 SF
Year Built
2019
Listing Agency:
Realty One Group Evolution
(305) 922-3690
Listed By:
Arquimedes Julian De La Paz Neris · License #3492949
(305) 922-3690
Source:
Silverleafrealtygroup
Added: Jan 23
Changed: Aug 8
Last Checked: Aug 8 at 11:07AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty One Group Evolution
Investment Insights
Based on property information with market context.
Rooftop/terrace office unit offered for sale, featuring 4,835 SF on the 5th floor with access via two private elevators. The space includes insulated flooring for enhanced comfort and functionality. A built-in grease trap is included, and the unit offers panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater.
The property is located in Doral, just steps from Aloft and Element Hotels, supporting convenient access for clients and visitors. Year built is 2019.
The unit may support a variety of commercial and professional uses, including medical office, restaurant, bar/lounge, and gallery, although permitted uses should be verified with the City of Doral.
The property is located in Doral, just steps from Aloft and Element Hotels, supporting convenient access for clients and visitors. Year built is 2019.
The unit may support a variety of commercial and professional uses, including medical office, restaurant, bar/lounge, and gallery, although permitted uses should be verified with the City of Doral.
Key Highlights
- 4,835 SF office unit on the 5th floor
- Access via two private elevators
- Rooftop/terrace unit with panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$128,152
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,563,040
$2.6M
Cap Rate 7%
$1,830,743
$1.8M
Cap Rate 9%
$1,423,911
$1.4M
Market Conditions
NOI Build-Up for 4,835 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$220.5K $45.60/SF
− Vacancy
−$49.6K −$10.26/SF
EGI
$170.9K $35.34/SF
− OpEx
−$42.7K −$8.84/SF
NOI
$128.2K $26.51/SF
Area
Miami-Dade County, FL
Vacancy
22.50%
Lease Rate
$45.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,563,040
Cap Rate 7%
$1,830,743
Cap Rate 9%
$1,423,911
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.14M
NOI $128,152 @ 7.0% cap · market cap 7.65%
Second Best
Healthcare Medical
$910.1K
$796.3K – $1.06M
NOI $63,706 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$2.45M
$2.15M – $2.86M
NOI $171,710 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,562
Businesses Nearby
Explore this area
Business Placement
Demographics for 33172, FL
43,911
Population
16,103
Households
2.7
Avg Household Size
42
Median Age
32%
College-Educated
75%
High-School Grad
6.4 sq mi
ZIP Area
6,861
Density / Sq Mi
$61,733
Median Household Income
$35,061
Median Earnings
$1,926
Median Rent
$260,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Rooftop/terrace office unit with two private elevator access and a built-in grease trap for flexible commercial uses.
Where is this office units located?
The property is located at 10450 NW 33rd Street 501 Doral, FL.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: 4,835 SF office unit on the 5th floor; Access via two private elevators; Rooftop/terrace unit with panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater
