Street-Level Office
For Sale
Contact for pricing
357 Almeria Ave # 103, Coral Gables, FL 33134
First-floor office condominium with a reception area, multiple private offices, and building amenities for professional use.
Property Size1,150 SF
Price / SF$565.22
Days on Market8
Property Features for 357 Almeria Ave # 103
General Information
Standard status
Active
Size
1,150 SF
Total Parking Spaces
2
Property subtype
Office, Multifamily
Zoning
6600
Additional Details
Floor
1
Amenities
concierge
pool
gym
security fire alarm
gated garage
Building Details
Year Built
2003
Buildings
1
Listing Agency:
Avanti Way Premiere
(786) 553-0289
Listed By:
Olga Giraldo · License #3539933
Source:
Crexi
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 10 at 9:01AM
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 Avanti Way Premiere
Investment Insights
Based on property information with market context.
This 1,150-square-foot office condominium occupies the first floor and includes a reception area, waiting room, conference room, two executive offices, a large work area, two additional offices, one bathroom, a kitchen, and storage. High-impact windows add to the physical improvements, while the 2003 building provides a street-level professional setting.
Building features include a front-desk concierge, pool, gym, security, fire alarm, and gated garage access. The unit includes 2 assigned parking spaces. The property is located at 357 Almeria Ave #103 in Coral Gables, Florida, and carries zoning designation 6600.
Building features include a front-desk concierge, pool, gym, security, fire alarm, and gated garage access. The unit includes 2 assigned parking spaces. The property is located at 357 Almeria Ave #103 in Coral Gables, Florida, and carries zoning designation 6600.
Key Highlights
- 1,150‑square‑foot first‑floor office condominium
- Reception area, waiting room, and conference room
- Two executive offices plus two additional offices
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
$30,481
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
4.69%
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%
$609,620
$609.6K
Cap Rate 7%
$435,443
$435.4K
Cap Rate 9%
$338,678
$338.7K
Market Conditions
NOI Build-Up for 1,150 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
$52.4K $45.60/SF
− Vacancy
−$11.8K −$10.26/SF
EGI
$40.6K $35.34/SF
− OpEx
−$10.2K −$8.84/SF
NOI
$30.5K $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%
$609,620
Cap Rate 7%
$435,443
Cap Rate 9%
$338,678
Alternative Uses
Best Use
Office B
$435.4K
$381.0K – $508.0K
NOI $30,481 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$583.4K
$510.5K – $680.7K
NOI $40,841 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,915
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-floor office condominium with a reception area, multiple private offices, and building amenities for professional use.
Where is this office units located?
The property is located at 357 Almeria Ave # 103 Coral Gables, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,150‑square‑foot first‑floor office condominium; Reception area, waiting room, and conference room; Two executive offices plus two additional offices
