Doral Rooftop Terrace
For Sale
$1,675,000
10450 NW 33rd St Unit 501, Doral, FL 33172
Exceptional rooftop unit in Doral, ideal for various commercial uses.
Property Size4,835 SF
Price / SF$346.43
Days on Market134
Property Features for 10450 NW 33rd St Unit 501
General Information
Standard status
Active
Size
4,835 SF
Building Details
Year Built
2019
Listing Agency:
Realty One Group Evolution
Listed By:
Arquimedes Julian De La Paz Neris
(305) 922-3690
Source:
Chenoregroup
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 1 at 10:39PM
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.
This premier rooftop terrace unit is available for sale in Doral, offering 4,835 square feet of space on the 5th floor. Access is provided via two private elevators. The unit features insulated flooring. Situated in a prime location, it is just steps away from Aloft and Element Hotels. A built-in grease trap is included. The unit provides panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater. It is suitable for a variety of commercial and professional uses, including a medical office, restaurant, bar/lounge, or gallery. Buyers should verify permitted uses with the City of Doral. The location has a bike score of 61, indicating it is bikeable, a walk score of 13, indicating it is car-dependent, and a transit score of 0, indicating no nearby transit.
Key Highlights
- Exceptional 4,835 SF rooftop/terrace unit in Doral.
- Enjoy panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater.
- Prime location steps from Aloft and Element Hotels.
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
$81,756
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
4.88%
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%
$1,635,120
$1.6M
Cap Rate 7%
$1,167,943
$1.2M
Cap Rate 9%
$908,400
$908.4K
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
$127.6K $26.40/SF
− Vacancy
−$10.8K −$2.24/SF
EGI
$116.8K $24.16/SF
− OpEx
−$35.0K −$7.25/SF
NOI
$81.8K $16.91/SF
Area
Miami-Dade County, FL
Vacancy
8.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,635,120
Cap Rate 7%
$1,167,943
Cap Rate 9%
$908,400
Alternative Uses
Best Use
Retail
$1.17M
$1.02M – $1.36M
NOI $81,756 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
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
2,562
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Exceptional rooftop unit in Doral, ideal for various commercial uses.
Where is this retail space located?
The property is located at 10450 NW 33rd St Unit 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: Exceptional 4,835 SF rooftop/terrace unit in Doral.; Enjoy panoramic views of Downtown Miami, Brickell, Doral, and Sweetwater.; Prime location steps from Aloft and Element Hotels.
