Rooftop Terrace Office
For Sale
$1,675,000
501-10450 Nw 33rd St, Doral, FL 33127
5th-floor suite with private elevator access, insulated flooring, and a built-in grease trap for flexible commercial use.
Property Size4,835 SF
Price / SF$346.43
Days on Market205
Property Features for 501-10450 Nw 33rd St
General Information
Standard status
Active
Size
4,835 SF
Additional Details
Grease Trap
Yes
Taxes and HOA fees
Annual Taxes
$24,978
Listing Agency:
Realty One Group Evolution
(305) 922-3690
Listed By:
Arquimedes Julian De La Paz Neris · License #3492949
(305) 922-3690
Source:
Exprealty
Added: Jan 23
Changed: Aug 8
Last Checked: Aug 16 at 10:25AM
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 Realty One Group Evolution
Investment Insights
Based on property information with market context.
This premier rooftop/terrace unit for sale offers approximately 4,835 square feet of flexible commercial space on the 5th floor. Access is provided via two private elevators, and the suite features insulated flooring designed to enhance comfort and day-to-day functionality. The unit also includes a built-in grease trap, supporting food and beverage concepts and other qualifying uses.
Located in Doral, the space is described as being just steps from Aloft and Element Hotels. The offering includes panoramic views spanning Downtown Miami, Brickell, Doral, and Sweetwater, adding a distinctive feature for tenants and operators looking for a premium rooftop/terrace setting. Easy to show per the listing.
The configuration and included grease trap make the suite a practical fit for a range of commercial and professional uses, including medical office, restaurant, bar/lounge, and gallery concepts, among other permitted uses. The listing notes that allowable uses should be confirmed with the City of Doral by the buyer. For qualified operators seeking an elevator-accessible rooftop/terrace space in Doral, this unit presents a straightforward option with built-in infrastructure already in place for certain food service uses.
Located in Doral, the space is described as being just steps from Aloft and Element Hotels. The offering includes panoramic views spanning Downtown Miami, Brickell, Doral, and Sweetwater, adding a distinctive feature for tenants and operators looking for a premium rooftop/terrace setting. Easy to show per the listing.
The configuration and included grease trap make the suite a practical fit for a range of commercial and professional uses, including medical office, restaurant, bar/lounge, and gallery concepts, among other permitted uses. The listing notes that allowable uses should be confirmed with the City of Doral by the buyer. For qualified operators seeking an elevator-accessible rooftop/terrace space in Doral, this unit presents a straightforward option with built-in infrastructure already in place for certain food service uses.
Key Highlights
- 5th‑floor suite with access via two private elevators
- 4,835 SF rooftop/terrace unit with insulated flooring
- Built‑in grease trap included
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
$128,152
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
7.65%
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%
$2,563,040
$2.6M
Cap Rate 7%
$1,830,743
$1.8M
Cap Rate 9%
$1,423,911
$1.4M
Market Conditions
NOI Build-Up for 4,835 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
$220.5K $45.60/SF
− Vacancy
−$49.6K −$10.26/SF
EGI
$170.9K $35.34/SF
− OpEx
−$42.7K −$8.84/SF
NOI
$128.2K $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%
$2,563,040
Cap Rate 7%
$1,830,743
Cap Rate 9%
$1,423,911
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.14M
NOI $128,152 @ 7.0% cap · market cap 7.65%
Second Best
Specialty Retail
$1.33M
$1.16M – $1.55M
NOI $93,079 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$2.45M
$2.15M – $2.86M
NOI $171,710 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
4,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - 5th-floor suite with private elevator access, insulated flooring, and a built-in grease trap for flexible commercial use.
Where is this office units located?
The property is located at 501-10450 Nw 33rd St Doral, FL.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: 5th‑floor suite with access via two private elevators; 4,835 SF rooftop/terrace unit with insulated flooring; Built‑in grease trap included
