Office Unit with Rooftop Terrace
For Sale
$1,675,000
10450 NW 33rd St, Doral, FL 33172
SINGLE_FAMILY - Doral, FL
Property Size4,835 SF
Lot Size0.11 Acres
Price / SF$346.43
Days on Market49
Property Features for 10450 NW 33rd St
General Information
Property type
Residential
Property subtype
Office
Zoning description
7600
Parking
8
Parking features
Assigned, Guest
Security features
Security System
Subdivision
30
Standard status
Active
APN
35-30-29-118-0350
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
ELITE CENTRE AT DORAL UNIT 501 UNDIV 13.79% INT IN COMMON ELEMENTS OFF REC 30647-0400
Tax Annual Amount
24978
HOA Fee
$4,155 Monthly
Legal Description
ELITE CENTRE AT DORAL UNIT 501 UNDIV 13.79% INT IN COMMON ELEMENTS OFF REC 30647-0400
Amenities
insulated flooring
built-in grease trap
panoramic views
Building Details
Year built
2019
Flooring type
Concrete
Building materials
Block
Roof type
Concrete
Listing Agency:
Realty One Group Evolution
(786) 477-4715
Listed By:
Arquimedes De La Paz Neris LLC · License #3492949
(305) 922-3690
Added: Jun 30
Changed: Aug 12
Last Checked: Aug 17 at 1:06AM
MLS# A11951926
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Rooftop/terrace office unit for sale at 10450 NW 33rd St, Doral, FL 33172. The 5th-floor space totals 4,835 SF and is accessed via two private elevators. Interior finishes include insulated flooring, designed to enhance comfort and day-to-day functionality. The unit also includes a built-in grease trap.
The property is located just steps from Aloft and Element Hotels. The unit offers panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater. Parking is available with assigned and guest spaces.
Constructed with block materials and supported by a concrete roof, the building was completed in 2019. The space may be suitable for a range of commercial and professional uses; permitted uses should be confirmed with the City of Doral.
The property is located just steps from Aloft and Element Hotels. The unit offers panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater. Parking is available with assigned and guest spaces.
Constructed with block materials and supported by a concrete roof, the building was completed in 2019. The space may be suitable for a range of commercial and professional uses; permitted uses should be confirmed with the City of Doral.
Key Highlights
- 4,835 SF office unit on the 5th floor
- Access via two private elevators
- Insulated flooring plus built‑in grease trap
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,155
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
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Frequently Asked Questions
What type of property is this?
Office units - Rooftop/terrace office unit with two private elevators, insulated flooring, and a built-in grease trap.
Where is this office units located?
The property is located at 10450 NW 33rd St 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; Insulated flooring plus built‑in grease trap
