Coral Gables Mixed-Use Commercial
For Sale
$580,000
2030 S Douglas Rd 120, Coral Gables, FL 33134
Ground floor commercial unit in the heart of Coral Gables.
Property Size860 SF
Price / SF$674.42
Days on Market124
Property Features for 2030 S Douglas Rd 120
General Information
Standard status
Active
Size
860 SF
Building Details
Year Built
2005
Listing Agency:
Aterra Real Estate Partners, LLC
(786) 229-8587
Listed By:
Susana Shelton · License #3638985
Source:
Mymiahomes
Added: Apr 24
Changed: Aug 23
Last Checked: Aug 24 at 10:06AM
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 Aterra Real Estate Partners, LLC
Investment Insights
Based on property information with market context.
Located in the heart of Coral Gables, this commercial unit is situated on the ground floor of The Minorca Condominium, a mixed-use building. Constructed in 2005, the 8-floor Mediterranean building combines modern comfort and elegance. The property features an open concept layout, high ceilings, and one bathroom. The Minorca Condominium consists of 38 retail, cafe, and professional services on the first two floors, with 120 residences on the upper five floors. Building amenities include a fitness center, infinity pool, recreation room, and guarded garage parking. A 24/7 concierge is available at the front desk. The building is located within steps of Miracle Mile, known for its shops, boutiques, restaurants, cafes, bistros, galleries, theatre, and entertainment. The location is approximately a 15-minute drive to the Airport, Coconut Grove, South Miami, Brickell, Downtown Miami, and Village of Merrick Park. The walk score is 84, indicating it is very walkable, the bike score is 55, indicating it is bikeable, and the transit score is 45, indicating some transit options are available.
Key Highlights
- Prime Coral Gables location: Steps from Miracle Mile's shops, restaurants, and entertainment.
- Ground floor commercial unit in a mixed‑use building.
- Open concept design with high ceilings.
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
$22,794
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
3.93%
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%
$455,880
$455.9K
Cap Rate 7%
$325,629
$325.6K
Cap Rate 9%
$253,267
$253.3K
Market Conditions
NOI Build-Up for 860 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
$39.2K $45.60/SF
− Vacancy
−$8.8K −$10.26/SF
EGI
$30.4K $35.34/SF
− OpEx
−$7.6K −$8.84/SF
NOI
$22.8K $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%
$455,880
Cap Rate 7%
$325,629
Cap Rate 9%
$253,267
Alternative Uses
Best Use
Office B
$325.6K
$284.9K – $379.9K
NOI $22,794 @ 7.0% cap · market cap 3.93%
Second Best
Mixed Use
$211.9K
$185.4K – $247.3K
NOI $14,835 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$436.3K
$381.8K – $509.0K
NOI $30,542 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground floor commercial unit in the heart of Coral Gables.
Where is this mixed-use property located?
The property is located at 2030 S Douglas Rd 120 Coral Gables, FL.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Prime Coral Gables location: Steps from Miracle Mile's shops, restaurants, and entertainment.; Ground floor commercial unit in a mixed‑use building.; Open concept design with high ceilings.
