Office Suite with Open
For Sale
$830,000
7791 NW 46th St 305-306, Doral, FL 33166
Two connected office units feature private offices, an open bullpen area, impact glass, and a dry kitchenette.
Property Size1,934 SF
Price / SF$429.16
Days on Market50
Property Features for 7791 NW 46th St 305-306
General Information
Standard status
Active
Size
1,934 SF
Building Details
Year Built
2001
Listing Agency:
Fortex Realty Inc
Listed By:
Giovanni Hernandez · License #3389701
(305) 290-0949
Source:
Mymiahomes
Added: Jul 25
Changed: Aug 15
Last Checked: Sep 12 at 11:04AM
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 Fortex Realty Inc
Investment Insights
Based on property information with market context.
This for-sale office setup includes two connected units with a functional layout that combines private offices with an open bullpen workspace. The space is designed with impact glass windows for natural light, an acoustical drop ceiling at approximately 9 feet, and a dry kitchenette area for staff convenience. Additional interior features include separate thermostat control and a separate electric meter.
The units are located on the same floor as the building’s common conference rooms, offering convenient access for meetings and day-to-day business operations. Seven assigned parking spaces are included for staff and visitors.
Overall, the configuration supports both focused work in private offices and shared collaboration in the open bullpen area within a modern professional building.
The units are located on the same floor as the building’s common conference rooms, offering convenient access for meetings and day-to-day business operations. Seven assigned parking spaces are included for staff and visitors.
Overall, the configuration supports both focused work in private offices and shared collaboration in the open bullpen area within a modern professional building.
Key Highlights
- Year built 2001 office space with two connected units for flexible office layouts
- Includes private offices plus an open bullpen workspace
- Impact glass windows for natural light and an approximately 9‑ft acoustical drop ceiling
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
$51,261
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
6.18%
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%
$1,025,220
$1.0M
Cap Rate 7%
$732,300
$732.3K
Cap Rate 9%
$569,567
$569.6K
Market Conditions
NOI Build-Up for 1,934 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
$88.2K $45.60/SF
− Vacancy
−$19.8K −$10.26/SF
EGI
$68.3K $35.34/SF
− OpEx
−$17.1K −$8.84/SF
NOI
$51.3K $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%
$1,025,220
Cap Rate 7%
$732,300
Cap Rate 9%
$569,567
Alternative Uses
Best Use
Office B
$732.3K
$640.8K – $854.4K
NOI $51,261 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$981.2K
$858.6K – $1.14M
NOI $68,684 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two connected office units feature private offices, an open bullpen area, impact glass, and a dry kitchenette.
Where is this office units located?
The property is located at 7791 NW 46th St 305-306 Doral, FL.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Year built 2001 office space with two connected units for flexible office layouts; Includes private offices plus an open bullpen workspace; Impact glass windows for natural light and an approximately 9‑ft acoustical drop ceiling
