Air-Conditioned Flex Space
For Sale
$3,300,000
3-7855 Nw 46th St, Doral, FL 33127
Air-conditioned flex unit with warehouse, showroom, and mezzanine areas.
Property Size8,184 SF
Price / SF$403.23
Days on Market61
Property Features for 3-7855 Nw 46th St
General Information
Standard status
Active
Size
8,184 SF
Total Parking Spaces
12
Warehouse & Industrial
Clear Height
20 ft
Warehouse Space
3,620 SF
Mezzanine
2,282 SF
Dock-High Doors
2
Conditioned Warehouse
Yes
Additional Details
Highway Access
Yes
Listing Agency:
APEX Capital Realty LLC
Listed By:
Miguel Angel Pinto · License #3313310
(305) 570-2600
Source:
Exprealty
Added: Jul 21
Changed: Sep 11
Last Checked: Sep 18 at 11:18AM
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 APEX Capital Realty LLC
Investment Insights
Based on property information with market context.
This air-conditioned flex-space condominium contains 8,184 SF configured for a combination of warehouse, showroom, and mezzanine functions. The interior includes approximately 3,620 SF of warehouse area, 2,282 SF of showroom space, and a 2,282 SF mezzanine. Two dock-high loading doors, 20-foot clear ceiling heights, and 12 dedicated parking spaces support day-to-day operations.
The property is at 3-7855 NW 46th St in Doral, within Palmetto West Park. Its location provides access to SR-826, I-75, and Miami International Airport. The configuration is suited to distribution, logistics, showroom, and light industrial uses.
The property is at 3-7855 NW 46th St in Doral, within Palmetto West Park. Its location provides access to SR-826, I-75, and Miami International Airport. The configuration is suited to distribution, logistics, showroom, and light industrial uses.
Key Highlights
- 8,184 SF flex‑space condominium
- Approximately 3,620 SF of warehouse space
- 2,282 SF showroom plus 2,282 SF mezzanine
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
$180,015
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
5.46%
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%
$3,600,300
$3.6M
Cap Rate 7%
$2,571,643
$2.6M
Cap Rate 9%
$2,000,167
$2.0M
Market Conditions
NOI Build-Up for 8,184 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
$294.6K $36.00/SF
− Vacancy
−$17.7K −$2.16/SF
EGI
$276.9K $33.84/SF
− OpEx
−$96.9K −$11.84/SF
NOI
$180.0K $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%
$3,600,300
Cap Rate 7%
$2,571,643
Cap Rate 9%
$2,000,167
Alternative Uses
Best Use
Flex RnD
$2.57M
$2.25M – $3.00M
NOI $180,015 @ 7.0% cap · market cap 5.46%
Second Best
Retail
$1.98M
$1.73M – $2.31M
NOI $138,385 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$4.15M
$3.63M – $4.84M
NOI $290,646 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20 ft
Clear height
2
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,756
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
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 - Air-conditioned flex unit with warehouse, showroom, and mezzanine areas.
Where is this flex space located?
The property is located at 3-7855 Nw 46th St Doral, FL.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: 8,184 SF flex‑space condominium; Approximately 3,620 SF of warehouse space; 2,282 SF showroom plus 2,282 SF mezzanine
