Ground-Level Retail/Office Condo
For Sale
$569,000
Pending
2030 S Douglas Road #114, Coral Gables, FL 33134
First-level unit currently operating as a beauty salon, with two assigned garage parking spaces plus guest and street meter parking.
Property Size742 SF
Days on Market67
Property Features for 2030 S Douglas Road #114
General Information
Standard status
Pending
Size
742 SF
Total Parking Spaces
2
Zoning
5000
Taxes and HOA fees
Annual Taxes
$6,295
Building Details
Building Size
742 SF
Year Built
2005
Tenancy
Multi
Listing Agency:
Miami Premier Realty
Listed By:
Lilia Machin
(786) 457-7195
Source:
Laerrealty
Added: Jul 4
Changed: Aug 8
Last Checked: Jul 23 at 5:43AM
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 Miami Premier Realty
Investment Insights
Based on property information with market context.
This ground-level commercial condo unit is located within the Minorca Condo, a mixed-use building with 37 commercial units and 120 residential units. The space offers easy access and exposure and is currently occupied and used as a beauty salon, with multiple possible uses including professional office, services, or retail.
The building setting places the unit within walking distance to Ponce de Leon and nearby shops and restaurants.
Parking is provided with two assigned spaces in the garage, along with ample guest parking and street meter parking for additional convenience.
The building setting places the unit within walking distance to Ponce de Leon and nearby shops and restaurants.
Parking is provided with two assigned spaces in the garage, along with ample guest parking and street meter parking for additional convenience.
Key Highlights
- First‑level 742 SF unit operating as a beauty salon at the Minorca Condo
- Located in a mixed‑use condo: 37 commercial units and 120 residential units
- Two assigned garage parking spaces, plus guest parking and street meter parking
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
$19,667
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
3.46%
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%
$393,340
$393.3K
Cap Rate 7%
$280,957
$281.0K
Cap Rate 9%
$218,522
$218.5K
Market Conditions
NOI Build-Up for 742 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
$33.8K $45.60/SF
− Vacancy
−$7.6K −$10.26/SF
EGI
$26.2K $35.34/SF
− OpEx
−$6.6K −$8.84/SF
NOI
$19.7K $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%
$393,340
Cap Rate 7%
$280,957
Cap Rate 9%
$218,522
Alternative Uses
Best Use
Office B
$281.0K
$245.8K – $327.8K
NOI $19,667 @ 7.0% cap · market cap 3.46%
Second Best
Retail
$179.2K
$156.8K – $209.1K
NOI $12,547 @ 7.0% cap · market cap 2.21%
Theoretical Best
Office A
$376.4K
$329.4K – $439.2K
NOI $26,351 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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 - First-level unit currently operating as a beauty salon, with two assigned garage parking spaces plus guest and street meter parking.
Where is this office units located?
The property is located at 2030 S Douglas Road #114 Coral Gables, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: First‑level 742 SF unit operating as a beauty salon at the Minorca Condo; Located in a mixed‑use condo: 37 commercial units and 120 residential units; Two assigned garage parking spaces, plus guest parking and street meter parking
