Office and Warehouse Flex
For Sale
$2,300,000
2201 NW 102nd Place #4A, Doral, FL 33172
Two-story office and open warehouse with loading dock, built-in work areas, and assigned parking.
Property Size5,500 SF
Days on Market51
Property Features for 2201 NW 102nd Place #4A
General Information
Standard status
Active
Size
5,500 SF
Zoning
7700
Taxes and HOA fees
Annual Taxes
$20,159
Building Details
Building Size
5,500 SF
Year Built
1994
Buildings
1
Stories
2
Listing Agency:
Brown Harris Stevens
(786) 486-1617
Listed By:
Jenny P Gonzalez · License #A12041345
(786) 486-1617
Source:
Laerrealty
Added: Jul 5
Changed: Aug 21
Last Checked: Aug 24 at 3:14AM
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 Brown Harris Stevens
Investment Insights
Based on property information with market context.
This two-story flex property combines office functionality with an open warehouse layout. The ground floor includes a reception area and a large office, plus a secondary space that can be used as an office or break room. There are two bathrooms on the ground floor, supporting day-to-day business operations. The second floor is organized for executive and team use, featuring a spacious executive office, a conference room, four private workstations, two enclosed offices, a shared work area, a bathroom, and a kitchen.
The warehouse component is designed for flexible internal planning, with air conditioning and an open span configuration. The space includes a loading dock measuring 19 by 45 feet, supporting straightforward receiving and warehouse staging. Assigned parking spaces are also included with the property.
For buyers seeking a single site that supports both office and warehouse activity, the layout can accommodate administration, meetings, and staff work alongside an open, adaptable warehouse floor. The mix of enclosed and open work areas, along with multiple bathrooms and a second-floor kitchen, can support a variety of operational needs without requiring separate facilities.
The warehouse component is designed for flexible internal planning, with air conditioning and an open span configuration. The space includes a loading dock measuring 19 by 45 feet, supporting straightforward receiving and warehouse staging. Assigned parking spaces are also included with the property.
For buyers seeking a single site that supports both office and warehouse activity, the layout can accommodate administration, meetings, and staff work alongside an open, adaptable warehouse floor. The mix of enclosed and open work areas, along with multiple bathrooms and a second-floor kitchen, can support a variety of operational needs without requiring separate facilities.
Key Highlights
- Two‑story office and warehouse space built in 1994 in Doral
- Ground floor includes reception, a large office, secondary office/break room, and 2 bathrooms
- Second floor features an executive office, conference room, 4 private workstations, 2 enclosed offices, shared work area, bathroom, and kitchen
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
$145,778
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
6.34%
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%
$2,915,560
$2.9M
Cap Rate 7%
$2,082,543
$2.1M
Cap Rate 9%
$1,619,756
$1.6M
Market Conditions
NOI Build-Up for 5,500 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
$250.8K $45.60/SF
− Vacancy
−$56.4K −$10.26/SF
EGI
$194.4K $35.34/SF
− OpEx
−$48.6K −$8.84/SF
NOI
$145.8K $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%
$2,915,560
Cap Rate 7%
$2,082,543
Cap Rate 9%
$1,619,756
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.43M
NOI $145,778 @ 7.0% cap · market cap 6.34%
Second Best
Flex RnD
$1.73M
$1.51M – $2.02M
NOI $120,978 @ 7.0% cap · market cap 5.26%
Theoretical Best
Office A
$2.79M
$2.44M – $3.26M
NOI $195,327 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,554
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33172, FL
43,911
Population
16,103
Households
2.7
Avg Household Size
42
Median Age
32%
College-Educated
75%
High-School Grad
6.4 sq mi
ZIP Area
6,861
Density / Sq Mi
$61,733
Median Household Income
$35,061
Median Earnings
$1,926
Median Rent
$260,200
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?
Flex space - Two-story office and open warehouse with loading dock, built-in work areas, and assigned parking.
Where is this flex space located?
The property is located at 2201 NW 102nd Place #4A Doral, FL.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Two‑story office and warehouse space built in 1994 in Doral; Ground floor includes reception, a large office, secondary office/break room, and 2 bathrooms; Second floor features an executive office, conference room, 4 private workstations, 2 enclosed offices, shared work area, bathroom, and kitchen
