Two-Story Flex
For Sale
$2,300,000
2201 NW 102nd Pl 4a, Doral, FL 33172
Office, warehouse, loading, and assigned parking support a range of commercial operating needs.
Property Size5,500 SF
Price / SF$418.18
Days on Market34
Property Features for 2201 NW 102nd Pl 4a
General Information
Standard status
Active
Size
5,500 SF
Building Details
Year Built
1994
Buildings
1
Stories
2
Listing Agency:
Brown Harris Stevens
Listed By:
Jenny Gonzalez · License #0645495
(786) 486-1617
Source:
Mymiahomes
Added: Aug 7
Changed: Sep 8
Last Checked: Sep 8 at 10:41AM
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 5,500-square-foot flex property, built in 1994, combines two levels of office improvements with an air-conditioned warehouse area. The ground floor includes a reception area, large office, secondary office or break-room space, and two bathrooms. Upstairs are an executive office, conference room, four private workstations, two enclosed offices, shared workspace, a bathroom, and a kitchen.
The open warehouse measures approximately 62 Ft by 42 Ft and connects to a 19 by 45 Ft loading dock, providing a clear area for flexible interior planning. Assigned parking spaces are included. The property is located at 2201 NW 102nd Pl 4a in Doral, Florida 33172.
The open warehouse measures approximately 62 Ft by 42 Ft and connects to a 19 by 45 Ft loading dock, providing a clear area for flexible interior planning. Assigned parking spaces are included. The property is located at 2201 NW 102nd Pl 4a in Doral, Florida 33172.
Key Highlights
- 5,500 SF flex property with office and warehouse components
- Two‑level office layout includes executive office, conference room, workstations, enclosed offices, kitchen, and shared workspace
- Air‑conditioned warehouse measures approximately 62 Ft by 42 Ft
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
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 - Office, warehouse, loading, and assigned parking support a range of commercial operating needs.
Where is this flex space located?
The property is located at 2201 NW 102nd Pl 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: 5,500 SF flex property with office and warehouse components; Two‑level office layout includes executive office, conference room, workstations, enclosed offices, kitchen, and shared workspace; Air‑conditioned warehouse measures approximately 62 Ft by 42 Ft
