Two Doral Offices For
For Sale
$850,000
7791 NW 46th St 427 & 428, Doral, FL 33166
Two adjacent, fully built-out offices with upscale finishes and parking.
Property Size1,930 SF
Days on Market167
Property Features for 7791 NW 46th St 427 & 428
General Information
Standard status
Active
Size
1,930 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,712
Building Details
Building Size
1,930 SF
Year Built
2001
Stories
4
Listing Agency:
Delphi Investment Realty
(786) 488-1882
Listed By:
Maribel Pena · License #3334243
(786) 488-1882
Source:
Elliman
Added: Mar 11
Changed: Aug 17
Last Checked: Aug 24 at 9:29AM
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 Delphi Investment Realty
Investment Insights
Based on property information with market context.
Two adjacent, fully built-out office units are available for acquisition. While currently separate, these units can be easily combined to create a larger workspace. The space features upscale finishes throughout, including waiting areas, conference rooms, and private offices. Each unit has its own AC unit, drop ceilings, and impact-resistant windows. The offering includes seven covered parking spaces located on the 2nd floor. The property is designed with a professional image and is suitable for business growth or expansion. The location is ideal for any business seeking a prestigious office presence.
Key Highlights
- Prime location for a prestigious office presence.
- Seven premium‑covered parking spaces included.
- Two adjacent, fully built‑out offices offer flexibility.
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
$51,155
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
6.02%
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%
$1,023,100
$1.0M
Cap Rate 7%
$730,786
$730.8K
Cap Rate 9%
$568,389
$568.4K
Market Conditions
NOI Build-Up for 1,930 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
$88.0K $45.60/SF
− Vacancy
−$19.8K −$10.26/SF
EGI
$68.2K $35.34/SF
− OpEx
−$17.1K −$8.84/SF
NOI
$51.2K $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%
$1,023,100
Cap Rate 7%
$730,786
Cap Rate 9%
$568,389
Alternative Uses
Best Use
Office B
$730.8K
$639.4K – $852.6K
NOI $51,155 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$979.2K
$856.8K – $1.14M
NOI $68,542 @ 7.0% cap · market cap 8.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,044
Businesses Nearby
Explore this area
Business Placement
Demographics for 33166, FL
26,106
Population
10,838
Households
2.4
Avg Household Size
41
Median Age
42%
College-Educated
83%
High-School Grad
7.9 sq mi
ZIP Area
3,305
Density / Sq Mi
$78,166
Median Household Income
$39,744
Median Earnings
$1,766
Median Rent
$489,200
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 - Two adjacent, fully built-out offices with upscale finishes and parking.
Where is this office units located?
The property is located at 7791 NW 46th St 427 & 428 Doral, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Prime location for a prestigious office presence.; Seven premium‑covered parking spaces included.; Two adjacent, fully built‑out offices offer flexibility.
