Built-Out Office
For Sale
$2,800,000
Pending
1300 Ponce De Leon Blvd Unit III/IV, Coral Gables, FL 33134
Two connected suites provide private offices, meeting rooms, kitchen, storage, and garage parking.
Property Size5,959 SF
Days on Market2875
Property Features for 1300 Ponce De Leon Blvd Unit III/IV
General Information
Standard status
Pending
Size
5,959 SF
Class
Class A
Total Parking Spaces
16
Property subtype
General Commercial
Additional Details
Floor
1
HOA Fee
$1,613
Public Transit
Yes
Office Units
2
Amenities
3
16 Parking Spaces.
Building Details
Year Built
2010
Year Renovated
2015
Tenancy
Single
Listing Agency:
One Sotheby's International Realty
(305) 666-0562
Listed By:
Manuel Chamizo · License #0479698
(786) 486-6655
Source:
Xome
Added: Oct 26, 2018
Changed: Sep 6
Last Checked: Aug 30 at 5:59AM
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 One Sotheby's International Realty
Investment Insights
Based on property information with market context.
Two connected first-floor office suites at 1300 Ponce De Leon Blvd offer 5,959 square feet with separate entrances and a fully constructed interior. The layout includes a reception area, 14 offices, two larger workstation areas, an executive office with private bath, IT office, server room, two conference rooms, full-size kitchen, three storage rooms, and two restrooms. The interior was completed in 2012 and upgraded in 2015. Sixteen assigned garage parking spaces are included, and the seller will lease back the total space.
The property fronts Ponce de Leon Blvd just north of the Coral Gables central business district. A free trolley service on Ponce de Leon Blvd connects the area with the central business district, providing access to nearby dining and business destinations.
The property fronts Ponce de Leon Blvd just north of the Coral Gables central business district. A free trolley service on Ponce de Leon Blvd connects the area with the central business district, providing access to nearby dining and business destinations.
Key Highlights
- 5,959 SF across two connected first‑floor office suites with separate entrances
- 14 private offices plus two large workstation areas
- Reception area, two conference rooms, full‑size kitchen, storage, and two restrooms
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
$157,943
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
5.64%
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%
$3,158,860
$3.2M
Cap Rate 7%
$2,256,329
$2.3M
Cap Rate 9%
$1,754,922
$1.8M
Market Conditions
NOI Build-Up for 5,959 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
$271.7K $45.60/SF
− Vacancy
−$61.1K −$10.26/SF
EGI
$210.6K $35.34/SF
− OpEx
−$52.6K −$8.84/SF
NOI
$157.9K $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%
$3,158,860
Cap Rate 7%
$2,256,329
Cap Rate 9%
$1,754,922
Alternative Uses
Best Use
Office B
$2.26M
$1.97M – $2.63M
NOI $157,943 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.02M
$2.65M – $3.53M
NOI $211,628 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 33134, FL
38,739
Population
18,136
Households
2.1
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
5.2 sq mi
ZIP Area
7,450
Density / Sq Mi
$92,009
Median Household Income
$56,392
Median Earnings
$1,818
Median Rent
$660,200
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 - Two connected suites provide private offices, meeting rooms, kitchen, storage, and garage parking.
Where is this office units located?
The property is located at 1300 Ponce De Leon Blvd Unit III/IV Coral Gables, FL.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 5,959 SF across two connected first‑floor office suites with separate entrances; 14 private offices plus two large workstation areas; Reception area, two conference rooms, full‑size kitchen, storage, and two restrooms
