Doral Free-Standing Office
For Sale
$8,950,000
2550 NW 100th Ave, Doral, FL 33172
Two-story Doral building suitable for owner use or investment.
Property Size19,712 SF
Lot Size1.09 Acres
Days on Market269
Property Features for 2550 NW 100th Ave
General Information
Standard status
Active
Size
19,712 SF
Lot size
1.09 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$71,105
Building Details
Building Size
19,712 SF
Year Built
2015
Stories
2
Listing Agency:
5 Stars Realty Corp
(786) 245-1165
Listed By:
Carlos Gonzalez · License #258034152
(786) 245-1165
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 18
Last Checked: Aug 24 at 6:40AM
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 5 Stars Realty Corp
Investment Insights
Based on property information with market context.
The Vida building, a two-story free-standing structure, is located in the heart of Doral, facing NW 25th Street. The building was recognized by the City of Doral for enhancing the city's beauty and received an award in 2023. It features a mixture of private offices and open workspaces, a conference room, a kitchen and lounge, a designated ADA elevator, and two multi-stall restrooms on each floor. With 66 open parking spaces, this property is suitable for professional office space, corporate headquarters, law firms, tech companies, insurance agencies, or medical use. The building is ideal for owner use, multi-tenant leasing, or investment. Interior and exterior renovations were completed in 2022, including an upgrade to the access control and security system.
Key Highlights
- Award‑winning 2023 Vida building recognized for enhancing Doral's beauty.
- Located in the heart of Doral, facing NW 25th Street.
- 66 open parking spaces.
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
$522,467
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
5.84%
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%
$10,449,340
$10.4M
Cap Rate 7%
$7,463,814
$7.5M
Cap Rate 9%
$5,805,189
$5.8M
Market Conditions
NOI Build-Up for 19,712 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
$898.9K $45.60/SF
− Vacancy
−$202.2K −$10.26/SF
EGI
$696.6K $35.34/SF
− OpEx
−$174.2K −$8.84/SF
NOI
$522.5K $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%
$10,449,340
Cap Rate 7%
$7,463,814
Cap Rate 9%
$5,805,189
Alternative Uses
Best Use
Office B
$7.46M
$6.53M – $8.71M
NOI $522,467 @ 7.0% cap · market cap 5.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.00M
$8.75M – $11.67M
NOI $700,051 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,883
Businesses Nearby
Explore this area
Business Placement
Demographics for 33172, FL
43,911
Population
16,103
Households
2.7
Avg Household Size
42
Median Age
32%
College-Educated
75%
High-School Grad
6.4 sq mi
ZIP Area
6,861
Density / Sq Mi
$61,733
Median Household Income
$35,061
Median Earnings
$1,926
Median Rent
$260,200
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 building - Two-story Doral building suitable for owner use or investment.
Where is this office building located?
The property is located at 2550 NW 100th Ave Doral, FL.
What is the asking price?
The asking price for this property is $8,950,000.
What are key features of this property?
This property features: Award‑winning 2023 Vida building recognized for enhancing Doral's beauty.; Located in the heart of Doral, facing NW 25th Street.; 66 open parking spaces.
