Boutique Office Suite with Private
For Sale
Contact for pricing
2030 S Douglas Rd # 109, Coral Gables, FL 33134
Boutique office suite with a private bathroom and four assigned covered parking spaces, plus free visitor parking.
Property Size1,057 SF
Price / SF$685.90
Days on Market258
Property Features for 2030 S Douglas Rd # 109
General Information
Standard status
Active
Size
1,057 SF
Total Parking Spaces
4
Property subtype
Office, Multifamily
Additional Details
Cap Rate
6.25%
Road Access
Yes
Amenities
private bathroom
private gym
swimming pool
free visitors parking
individual AC
Building Details
Year Built
2005
Listing Agency:
Lee Maloff Realty
Listed By:
Elizabeth Maloff · License #0396216
(786) 287-5743
Source:
Crexi
Added: Dec 24, 2025
Changed: Jul 23
Last Checked: Sep 8 at 8:38AM
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 Lee Maloff Realty
Investment Insights
Based on property information with market context.
This boutique office suite offers 1,057 square feet of space and includes a private bathroom. The suite also features an individual air conditioning unit, and the offering includes four assigned covered parking spaces.
The property is located on South Douglas Road with direct access from the avenue. Public remarks note the building provides free visitors parking, and the suite is positioned near Miracle Mile and the Plaza Coral Gables.
A lease is secured through Q2 2027, and the owner-provided yield is listed as 6.25% VAP. The building amenities referenced include owners’ full access to a private gym and swimming pool, and there are no special assessments in 2026. Additional parking spaces are described as available for purchase at $30,000 each.
The property is located on South Douglas Road with direct access from the avenue. Public remarks note the building provides free visitors parking, and the suite is positioned near Miracle Mile and the Plaza Coral Gables.
A lease is secured through Q2 2027, and the owner-provided yield is listed as 6.25% VAP. The building amenities referenced include owners’ full access to a private gym and swimming pool, and there are no special assessments in 2026. Additional parking spaces are described as available for purchase at $30,000 each.
Key Highlights
- Boutique office suite offering 1,057 SF with a private bathroom
- Includes 4 assigned covered parking spaces plus free visitor parking
- Secure lease in place through Q2 2027
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
3.86%
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 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$536.3K
$469.2K – $625.6K
NOI $37,538 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
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
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Frequently Asked Questions
What type of property is this?
Office units - Boutique office suite with a private bathroom and four assigned covered parking spaces, plus free visitor parking.
Where is this office units located?
The property is located at 2030 S Douglas Rd # 109 Coral Gables, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Boutique office suite offering 1,057 SF with a private bathroom; Includes 4 assigned covered parking spaces plus free visitor parking; Secure lease in place through Q2 2027
