Boutique Office Suite with
For Sale
$698,000
2030 Douglas Road, Coral Gables, FL 33134
Boutique office suite with a private bathroom and two assigned covered parking spaces.
Property Size1,057 SF
Price / SF$660.36
Days on Market287
Property Features for 2030 Douglas Road
General Information
Standard status
Active
Size
1,057 SF
Total Parking Spaces
2
Property subtype
Office
Additional Details
Cap Rate
6.25%
Road Access
Yes
Office Units
1
Taxes and HOA fees
Annual Taxes
$7,918
Amenities
Central Air, Electric
3
5000
Parking.
4 Parking Spaces. Covered, Assigned Parking Space.
Security Lighting. City Road.
Building Details
Year Built
2005
Listing Agency:
Lee Maloff Realty Inc
(786) 287-5743
Listed By:
Elizabeth Maloff · License #0396216
(786) 287-5743
Source:
Xome
Added: Nov 4, 2025
Changed: Aug 12
Last Checked: Aug 18 at 5:06AM
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 Lee Maloff Realty Inc
Investment Insights
Based on property information with market context.
This boutique office suite includes a private bathroom and individual air conditioning. The offering also includes two assigned covered parking spaces.
The suite is located at 2030 S Douglas Road, Unit 109, in Coral Gables. The building provides free visitor parking, and additional parking spaces may be available for purchase as noted by the owner.
The lease is stated as secured through 02/27, and the suite is described as 1,057 sq. ft. No special assessments in 2026 are noted in the provided information.
The suite is located at 2030 S Douglas Road, Unit 109, in Coral Gables. The building provides free visitor parking, and additional parking spaces may be available for purchase as noted by the owner.
The lease is stated as secured through 02/27, and the suite is described as 1,057 sq. ft. No special assessments in 2026 are noted in the provided information.
Key Highlights
- 1,057 sq ft boutique office suite with a private bathroom.
- Two assigned covered parking spaces included, plus security lighting and city road access.
- Individual A/C and central air with electric cooling; heating noted as “3”.
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
$28,016
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
4.01%
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%
$560,320
$560.3K
Cap Rate 7%
$400,229
$400.2K
Cap Rate 9%
$311,289
$311.3K
Market Conditions
NOI Build-Up for 1,057 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
$48.2K $45.60/SF
− Vacancy
−$10.8K −$10.26/SF
EGI
$37.4K $35.34/SF
− OpEx
−$9.3K −$8.84/SF
NOI
$28.0K $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%
$560,320
Cap Rate 7%
$400,229
Cap Rate 9%
$311,289
Alternative Uses
Best Use
Office B
$400.2K
$350.2K – $466.9K
NOI $28,016 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$536.3K
$469.2K – $625.6K
NOI $37,538 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8,856
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Boutique office suite with a private bathroom and two assigned covered parking spaces.
Where is this office units located?
The property is located at 2030 Douglas Road Coral Gables, FL.
What is the asking price?
The asking price for this property is $698,000.
What are key features of this property?
This property features: 1,057 sq ft boutique office suite with a private bathroom.; Two assigned covered parking spaces included, plus security lighting and city road access.; Individual A/C and central air with electric cooling; heating noted as “3”.
