Office Suite with Reception and Private
For Sale
$285,000
Pending
7791 NW 46th St Unit 414, Doral, FL 33166
Single-unit office suite near downtown Doral with private offices, reception, conference space, and assigned parking.
Property Size870 SF
Days on Market2485
Property Features for 7791 NW 46th St Unit 414
General Information
Standard status
Pending
Size
870 SF
Total Parking Spaces
4
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,880
Amenities
cafeteria
conference rooms
3
Building Details
Year Built
2001
Listing Agency:
City Network Realty
Listed By:
Alvaro Payeras
(786) 543-0996
Source:
Xome
Added: Nov 14, 2019
Changed: Aug 8
Last Checked: Jul 30 at 6:34PM
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 City Network Realty
Investment Insights
Based on property information with market context.
This office suite includes four private offices plus a reception space and a small conference area. The building also provides two conference rooms suitable for larger groups. A separate A/C control and electric meter support the suite, and the suite has an individual office with its own window. The property is serviced with a cafe/cafeteria on the first floor.
Parking is a notable convenience, with four assigned parking spaces plus many guest parking spaces. Two of the assigned spaces are located on the first floor and two are on the third floor, aligning well with day-to-day visitor and staff needs.
The office suite measures 870 SF and was built in 2001.
Parking is a notable convenience, with four assigned parking spaces plus many guest parking spaces. Two of the assigned spaces are located on the first floor and two are on the third floor, aligning well with day-to-day visitor and staff needs.
The office suite measures 870 SF and was built in 2001.
Key Highlights
- Four private offices plus reception space and small conference area
- Two conference rooms in the building for larger groups
- Four assigned parking spaces plus many guest parking; two on first floor and two on third floor
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
$23,059
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
8.09%
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%
$461,180
$461.2K
Cap Rate 7%
$329,414
$329.4K
Cap Rate 9%
$256,211
$256.2K
Market Conditions
NOI Build-Up for 870 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
$39.7K $45.60/SF
− Vacancy
−$8.9K −$10.26/SF
EGI
$30.7K $35.34/SF
− OpEx
−$7.7K −$8.84/SF
NOI
$23.1K $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%
$461,180
Cap Rate 7%
$329,414
Cap Rate 9%
$256,211
Alternative Uses
Best Use
Office B
$329.4K
$288.2K – $384.3K
NOI $23,059 @ 7.0% cap · market cap 8.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$441.4K
$386.2K – $515.0K
NOI $30,897 @ 7.0% cap · market cap 10.84%
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 - Single-unit office suite near downtown Doral with private offices, reception, conference space, and assigned parking.
Where is this office units located?
The property is located at 7791 NW 46th St Unit 414 Doral, FL.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Four private offices plus reception space and small conference area; Two conference rooms in the building for larger groups; Four assigned parking spaces plus many guest parking; two on first floor and two on third floor
