Freestanding Flex
For Sale
$3,350,000
Pending
1905 NW 93rd Ave, Doral, FL 33172
Commercial Sale, Doral, FL
Property Size9,009 SF
Lot Size0.47 Acres
Days on Market61
Property Features for 1905 NW 93rd Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
7600
Subdivision
30
Standard status
Pending
APN
35-30-33-016-0340
Lot size
0.47 Acres
Taxes and HOA fees
Tax Description
AIRPORT LAKE IND PARK SEC 2 PB 120-32 LOT 34 BLK 2 LOT SIZE 20625 GROSS SQ FT OR 16971-0668 1095 1 F/A/U 30-3033-016-0340
Tax Annual Amount
31484
Legal Description
AIRPORT LAKE IND PARK SEC 2 PB 120-32 LOT 34 BLK 2 LOT SIZE 20625 GROSS SQ FT OR 16971-0668 1095 1 F/A/U 30-3033-016-0340
Amenities
street-level loading doors
heavy power
Building Details
Year built
1989
Listing Agency:
ComReal Miami - Doral, LLC.
(786) 433-2380
Listed By:
Edward Redlich · License #3375503
(305) 710-5593
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 30 at 10:06AM
MLS# A11938638
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding flex property contains 9,009 SF within a 20,625 SF lot. The 1989 building uses Twin-T construction and offers 20' clear height, supporting warehouse operations alongside office functions. Interior improvements include a main office and a separate warehouse office.
Loading access is provided by two street-level doors, including one oversized door. Heavy power service is also in place. The property is located at 1905 NW 93rd Ave in Doral, within the Finger Lakes area of Miami-Dade County.
Loading access is provided by two street-level doors, including one oversized door. Heavy power service is also in place. The property is located at 1905 NW 93rd Ave in Doral, within the Finger Lakes area of Miami-Dade County.
Key Highlights
- 9,009 SF freestanding building on a 20,625 SF lot
- Two street‑level loading doors, including one oversized door
- 20' clear height with Twin‑T construction
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
$198,162
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
5.92%
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%
$3,963,240
$4.0M
Cap Rate 7%
$2,830,886
$2.8M
Cap Rate 9%
$2,201,800
$2.2M
Market Conditions
NOI Build-Up for 9,009 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
$324.3K $36.00/SF
− Vacancy
−$19.5K −$2.16/SF
EGI
$304.9K $33.84/SF
− OpEx
−$106.7K −$11.84/SF
NOI
$198.2K $22.00/SF
Area
Miami-Dade County, FL
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%
$3,963,240
Cap Rate 7%
$2,830,886
Cap Rate 9%
$2,201,800
Alternative Uses
Best Use
Flex RnD
$2.83M
$2.48M – $3.30M
NOI $198,162 @ 7.0% cap · market cap 5.92%
Second Best
Warehouse
$1.69M
$1.48M – $1.97M
NOI $118,099 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$4.57M
$4.00M – $5.33M
NOI $319,945 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
2
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
3,883
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial-flex facility with street-level loading, warehouse offices, and heavy power service.
Where is this flex space located?
The property is located at 1905 NW 93rd Ave Doral, FL.
What is the asking price?
The asking price for this property is $3,350,000.
What are key features of this property?
This property features: 9,009 SF freestanding building on a 20,625 SF lot; Two street‑level loading doors, including one oversized door; 20' clear height with Twin‑T construction
