Penthouse Office Condo Corner
For Sale
Contact for pricing
1805 Ponce De Leon Blvd, Coral Gables, FL 33134
Penthouse corner office condo with abundant natural light in a well-maintained building.
Property Size2,508 SF
Price / SF$697.77
Days on Market350
Property Features for 1805 Ponce De Leon Blvd
General Information
Standard status
Active
Size
2,508 SF
Property subtype
OFFICE
Listing Agency:
Fausto Commercial Realty
(305) 961-1179
Listed By:
Joshua Jimenez · License #SL3547274
(305) 753-4200
Source:
Moodyscre
Added: Sep 29, 2025
Changed: Aug 16
Last Checked: Sep 12 at 11:28AM
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 Fausto Commercial Realty
Investment Insights
Based on property information with market context.
This penthouse office condo offers a corner layout on the top floor of a beautifully maintained building. The space is identified as approximately 2,508 square feet and is described as providing abundant natural light throughout. The unit’s configuration supports professional use and is presented as a fit for medical, legal, wellness, or other professional purposes.
The property is located on prestigious Ponce de Leon Blvd in Coral Gables, within the city’s prominent business district.
As an office penthouse corner unit within an established building, it presents a polished, self-contained option for businesses seeking an elevated work environment.
The property is located on prestigious Ponce de Leon Blvd in Coral Gables, within the city’s prominent business district.
As an office penthouse corner unit within an established building, it presents a polished, self-contained option for businesses seeking an elevated work environment.
Key Highlights
- 2,508 SF penthouse office condo in Coral Gables
- Corner unit on the office penthouse floor with abundant natural light
- Located on prestigious Ponce de Leon Blvd in Coral Gables
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
$66,475
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
3.80%
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%
$1,329,500
$1.3M
Cap Rate 7%
$949,643
$949.6K
Cap Rate 9%
$738,611
$738.6K
Market Conditions
NOI Build-Up for 2,508 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
$114.4K $45.60/SF
− Vacancy
−$25.7K −$10.26/SF
EGI
$88.6K $35.34/SF
− OpEx
−$22.2K −$8.84/SF
NOI
$66.5K $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%
$1,329,500
Cap Rate 7%
$949,643
Cap Rate 9%
$738,611
Alternative Uses
Best Use
Office B
$949.6K
$830.9K – $1.11M
NOI $66,475 @ 7.0% cap · market cap 3.80%
Second Best
Healthcare Medical
$472.1K
$413.1K – $550.8K
NOI $33,045 @ 7.0% cap · market cap 1.89%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,069 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8,418
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 - Penthouse corner office condo with abundant natural light in a well-maintained building.
Where is this office units located?
The property is located at 1805 Ponce De Leon Blvd Coral Gables, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 2,508 SF penthouse office condo in Coral Gables; Corner unit on the office penthouse floor with abundant natural light; Located on prestigious Ponce de Leon Blvd in Coral Gables
