Office Floor with Wraparound
For Sale
Contact for pricing
2020 Ponce de Leon, Coral Gables, FL 33134
Fully built-out professional workspace combines private offices, meeting rooms, open areas, and a kitchen within a column-free layout.
Property Size16,424 SF
Price / SF$695
Days on Market740
Property Features for 2020 Ponce de Leon
General Information
Standard status
Active
Size
16,424 SF
Class
A
Property subtype
Office
Investment Type
Owner/User
Amenities
wrap-around terrace
Listing Agency:
Savills
Listed By:
Donna Abood · License #NY
Source:
Crexi
Added: Aug 30, 2024
Changed: Aug 31
Last Checked: Sep 8 at 7:40AM
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 Savills
Investment Insights
Based on property information with market context.
Suite 800 occupies an entire 16,424-square-foot office floor at 2020 Ponce de Leon. The fully built-out interior uses a column-free configuration with a combination of open workspace, conference rooms, a kitchen, and private offices. Exposed ceilings and impact-resistant windows bring architectural character and abundant daylight to the workplace.
A private wraparound terrace extends the usable setting beyond the interior and provides views toward Coral Gables and the Miami skyline. The suite is located in Coral Gables, Florida, with a layout suited to organizations seeking a substantial, finished office environment.
A private wraparound terrace extends the usable setting beyond the interior and provides views toward Coral Gables and the Miami skyline. The suite is located in Coral Gables, Florida, with a layout suited to organizations seeking a substantial, finished office environment.
Key Highlights
- Entire 16,424‑square‑foot office floor in Suite 800
- Column‑free layout with open areas, conference rooms, kitchen, and private offices
- Exposed ceilings and impact‑resistant windows
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
$435,318
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
3.81%
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%
$8,706,360
$8.7M
Cap Rate 7%
$6,218,829
$6.2M
Cap Rate 9%
$4,836,867
$4.8M
Market Conditions
NOI Build-Up for 16,424 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
$748.9K $45.60/SF
− Vacancy
−$168.5K −$10.26/SF
EGI
$580.4K $35.34/SF
− OpEx
−$145.1K −$8.84/SF
NOI
$435.3K $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%
$8,706,360
Cap Rate 7%
$6,218,829
Cap Rate 9%
$4,836,867
Alternative Uses
Best Use
Office B
$6.22M
$5.44M – $7.26M
NOI $435,318 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.33M
$7.29M – $9.72M
NOI $583,281 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
774
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 - Fully built-out professional workspace combines private offices, meeting rooms, open areas, and a kitchen within a column-free layout.
Where is this office units located?
The property is located at 2020 Ponce de Leon Coral Gables, FL.
What is the asking price?
The asking price for this property is $11,414,680.
What are key features of this property?
This property features: Entire 16,424‑square‑foot office floor in Suite 800; Column‑free layout with open areas, conference rooms, kitchen, and private offices; Exposed ceilings and impact‑resistant windows
