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    Iconic Coral Gables Mixed-Use Building Title is generated by Realmo AI

    3306 Ponce de Leon, Coral Gables, FL 33134

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    Retail and office building in prime Coral Gables location.

    Type:Mixed Use, Office, Retail
    Property size:
    12,317 SF
    Price / SF:
    $521/SF
    Added:
    Apr 3, 2024
    Days on Market:
    792
    Last Refresh:
    May 12 at 9:04 pm

    Property Features for 3306 Ponce de Leon

    General Information

    Standard status
    Active
    Size
    12,317 SF
    Property subtype
    Mixed Use, Office, Retail

    Building Details

    Year Built
    1925

    We can help!

    Listing Contact
    Sebastian Misiewicz
    Sebastian Misiewicz

    Listing agent Sebastian Misiewicz License #FL SL3243522

    Listing office Lee & Associates - Broward/Palm Beach

    Listing date Apr 3, 2024

    Source Crexi

    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 & Associates - Broward/Palm Beach

    HighLights

    • Prime location on Ponce De Leon Boulevard in Coral Gables.
    • Significant income potential from established ground floor tenant (Chic Parisien) with a long‑term lease.
    • Available second‑floor office space (approximately 5,400 sq ft) for lease or owner‑user occupancy.
    • Meticulously restored Old Florida Mediterranean architecture with nearly 100 feet of frontage.
    • Proximity to Village of Merrick Park, Coral Gables' central business district, and numerous amenities.
    • Strong commercial real estate market with low vacancy rates and escalating rental rates.

    Overview

    Located at 3306-3310 Ponce De Leon Boulevard in Coral Gables, Florida, this mixed-use building offers approximately 11,167 square feet of retail and office space. Constructed in 1925, the property features restored old Florida Mediterranean style architecture and nearly 100 feet of frontage on Ponce De Leon Boulevard. The ground floor is occupied by Chic Parisien, a bridal store with a long-term lease. The second floor offers approximately 5,400 square feet of office space suitable for multiple tenants or a single tenant. The property is positioned along Coral Gables’ primary north-south commercial corridor, north of Bird Road and S Dixie Highway, and near the Village of Merrick Park. It also provides access to Coral Gables’ central business district, including Miracle Mile and Ponce de Leon Circle. The area includes development sites, hotels, apartments, shopping, restaurants, and single-family homes. The immediate vicinity is a top-performing commercial real estate market in South Florida, characterized by low vacancy rates in both office and retail sectors, positive absorption, and escalating rental rates. A new owner can capitalize on the vacant second floor space, while benefiting from income from the established ground floor tenant, who has been at the property for over 13 years with a long-term lease remaining. The property size is 12,317 square feet.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $561.7k $45.60
    − Vacancy −$126.4k −$10.26
    EGI $435.3k $35.34
    − OpEx −$108.8k −$8.84
    NOI $326.5k $26.51
    12,317 SF · lease $45.60/SF/yr · vacancy 22.50% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $4.66M
    $4.08M – $5.44M (±1% cap)
    NOI $326,462 @ 7.0% cap · market cap 5.08%
    Second Best
    Mixed Use
    $3.04M
    $2.66M – $3.54M (±1% cap)
    NOI $212,468 @ 7.0% cap · market cap 3.31%
    Theoretical Best
    Office A
    $6.25M
    $5.47M – $7.29M (±1% cap)
    NOI $437,425 @ 7.0% cap · market cap 6.81%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Coral Gables
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.273315
    Latitude
    25.703565

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    FAQs

    What type of property is this?
    Mixed-use property - Retail and office building in prime Coral Gables location.
    Where is this mixed-use property located?
    The property is located at 3306 Ponce de Leon Coral Gables, FL.
    What is the asking price?
    The asking price for this property is $6,420,550.
    What are key features of this property?
    This property features: Prime location on Ponce De Leon Boulevard in Coral Gables.; Significant income potential from established ground floor tenant (Chic Parisien) with a long‑term lease.; Available second‑floor office space (approximately 5,400 sq ft) for lease or owner‑user occupancy.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Sebastian Misiewicz
    Sebastian Misiewicz
    Real Estate License ID: FL SL3243522
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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