Doral Flex Warehouse For
For Sale
Contact for pricing
11443 NW 34th St # 11451, Doral, FL 33178
Well-maintained flex warehouse with office space in prime Doral location.
Property Size2,132 SF
Price / SF$656.66
Days on Market292
Property Features for 11443 NW 34th St # 11451
General Information
Standard status
Active
Size
2,132 SF
Property subtype
Industrial
Zoning
7100
Building Details
Year Built
2000
Listing Agency:
Cespedes Realty LLC
(786) 326-4574
Listed By:
David Cespedes · License #3253120
Source:
Crexi
Added: Oct 25, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:35AM
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 Cespedes Realty LLC
Investment Insights
Based on property information with market context.
This well-maintained flex warehouse, located in Doral, South Florida, features approximately 1,800 square feet of fully permitted office space and 300 square feet of warehouse area. It is suited for companies needing a professional office environment with light storage or distribution capabilities. The property includes three dedicated parking spaces and offers access to major highways, Miami International Airport, and key commercial centers. The property size is 2,132 square feet.
Key Highlights
- Prime Doral location, highly desirable business area.
- Approximately 1,800 sq ft of fully permitted office space.
- Includes 300 sq ft of warehouse space.
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
$46,895
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
3.35%
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%
$937,900
$937.9K
Cap Rate 7%
$669,929
$669.9K
Cap Rate 9%
$521,056
$521.1K
Market Conditions
NOI Build-Up for 2,132 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
$76.8K $36.00/SF
− Vacancy
−$4.6K −$2.16/SF
EGI
$72.1K $33.84/SF
− OpEx
−$25.3K −$11.84/SF
NOI
$46.9K $22.00/SF
Area
ZIP 33178
Vacancy
6.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
35.00%
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%
$937,900
Cap Rate 7%
$669,929
Cap Rate 9%
$521,056
Alternative Uses
Best Use
Flex RnD
$669.9K
$586.2K – $781.6K
NOI $46,895 @ 7.0% cap · market cap 3.35%
Second Best
Office B
$662.3K
$579.5K – $772.6K
NOI $46,358 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$1.08M
$946.5K – $1.26M
NOI $75,716 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,203
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33178, FL
65,487
Population
21,931
Households
3
Avg Household Size
37
Median Age
55%
College-Educated
86%
High-School Grad
61.1 sq mi
ZIP Area
1,072
Density / Sq Mi
$91,338
Median Household Income
$41,710
Median Earnings
$2,609
Median Rent
$499,300
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.
Similar Off Market Nearby
- Filos Fusion — 11455 NW 34th St, Doral, FL 33178
- Relish Miami — 2855 NW 112th Ave #7, Doral, FL 33172
Frequently Asked Questions
What type of property is this?
Flex space - Well-maintained flex warehouse with office space in prime Doral location.
Where is this flex space located?
The property is located at 11443 NW 34th St # 11451 Doral, FL.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime Doral location, highly desirable business area.; Approximately 1,800 sq ft of **fully permitted office space**.; Includes 300 sq ft of warehouse space.
