Medical Office with Three
For Sale
$517,000
Pending
4950 S LE JEUNE RD Unit B, Coral Gables, FL 33146
Dental practice and real estate are offered together in an updated office with substantial on-site parking.
Property Size1,118 SF
Days on Market5316
Property Features for 4950 S LE JEUNE RD Unit B
General Information
Standard status
Pending
Size
1,118 SF
Property subtype
Business Opportunities
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$5,328
Amenities
3
40 Parking Spaces.
Building Details
Year Built
1962
Listing Agency:
MAR NON MLS MEMBER
Listed By:
Olga Rodriguez
(305) 968-6542
Source:
Xome
Added: Feb 13, 2012
Changed: Sep 2
Last Checked: Aug 30 at 4:38AM
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 MAR NON MLS MEMBER
Investment Insights
Based on property information with market context.
This medical office offering includes the dental practice and the associated real estate, which are to be sold together. The updated office contains 1,118 square feet and is configured with three operatories, supporting an established dental-use layout. The property was built in 1962 and includes 40 parking spaces.
Located at 4950 S Le Jeune Rd, Unit B, in Coral Gables, Florida, the office provides a defined setting for a medical or dental operation. The sale combines the operating practice with its physical location, creating a single offering for a purchaser seeking both components.
Located at 4950 S Le Jeune Rd, Unit B, in Coral Gables, Florida, the office provides a defined setting for a medical or dental operation. The sale combines the operating practice with its physical location, creating a single offering for a purchaser seeking both components.
Key Highlights
- Updated 1,118‑square‑foot medical office
- Three operatories included in the office layout
- Dental practice and real estate offered together
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
$29,633
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
5.73%
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%
$592,660
$592.7K
Cap Rate 7%
$423,329
$423.3K
Cap Rate 9%
$329,256
$329.3K
Market Conditions
NOI Build-Up for 1,118 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
$51.0K $45.60/SF
− Vacancy
−$11.5K −$10.26/SF
EGI
$39.5K $35.34/SF
− OpEx
−$9.9K −$8.84/SF
NOI
$29.6K $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%
$592,660
Cap Rate 7%
$423,329
Cap Rate 9%
$329,256
Alternative Uses
Best Use
Office B
$423.3K
$370.4K – $493.9K
NOI $29,633 @ 7.0% cap · market cap 5.73%
Second Best
Healthcare Medical
$210.4K
$184.1K – $245.5K
NOI $14,731 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$567.2K
$496.3K – $661.8K
NOI $39,705 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
6,830
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33146, FL
16,468
Population
6,788
Households
2.4
Avg Household Size
29
Median Age
75%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
5,312
Density / Sq Mi
$124,712
Median Household Income
$41,105
Median Earnings
$2,774
Median Rent
$1,141,800
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?
Medical Office Space - Dental practice and real estate are offered together in an updated office with substantial on-site parking.
Where is this medical office space located?
The property is located at 4950 S LE JEUNE RD Unit B Coral Gables, FL.
What is the asking price?
The asking price for this property is $517,000.
What are key features of this property?
This property features: Updated 1,118‑square‑foot medical office; Three operatories included in the office layout; Dental practice and real estate offered together
