Flex Space with Loading
For Sale
$2,595,000
7770 NW 46th St, Doral, FL 33166
COMMERCIAL - Doral, FL
Property Size4,800 SF
Price / SF$540.63
Days on Market37
Property Features for 7770 NW 46th St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
7300
Parking
11
Parking features
Assigned
Directions
GPS, WAZE, GOOGLE MAPS
Subdivision
30
Standard status
Active
APN
35-30-22-026-0230
Taxes and HOA fees
Tax Year
2025
Tax Description
PALMETTO WEST PARK CONDO UNIT 23 BLDG 1 UNDIV .01399 INT IN COMMON ELEMENTS OFF REC 19536-76 OR 20462-0823 0502 1 F/A/U 30-3022-026-0230 COC
Tax Annual Amount
27750
HOA Fee
$1,437 Monthly
Legal Description
PALMETTO WEST PARK CONDO UNIT 23 BLDG 1 UNDIV .01399 INT IN COMMON ELEMENTS OFF REC 19536-76 OR 20462-0823 0502 1 F/A/U 30-3022-026-0230 COC
Utilities
Heating system
Exhaust Fan (Heating)
Cooling system
Exhaust Fan (Cooling)
Water source
Public
Building Details
Year built
2001
Floors in Building
2
Flooring type
Concrete
Building materials
Block
Roof type
Concrete
Listing Agency:
United Real Estate Miami
(305) 273-9000
Listed By:
Olga Capurro · License #3198788
(305) 491-3501
Added: Jul 9
Changed: Aug 12
Last Checked: Aug 14 at 7:06AM
MLS# A11978248
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.
Built in 2001, this flex property combines warehouse, office, and showroom components within a block-constructed commercial building. The warehouse area has a 21-foot clear ceiling, two dock-height roll-up doors measuring 10 feet wide by 14 feet high, and a separate ramp. Office space is located on the second floor, while the first floor includes a showroom and two bathrooms. Concrete flooring and a concrete roof are also present.
The property is in Doral, Florida, with access to the Palmetto Expressway (SR-826), SR-836, and Miami International Airport. Eleven assigned parking spaces serve the building. The property is currently tenant-occupied, and showings are available by appointment.
The property is in Doral, Florida, with access to the Palmetto Expressway (SR-826), SR-836, and Miami International Airport. Eleven assigned parking spaces serve the building. The property is currently tenant-occupied, and showings are available by appointment.
Key Highlights
- 21‑foot clear ceiling height in the warehouse area
- Two 10'W x 14'H dock‑height roll‑up doors plus one ramp
- Second‑floor office space and first‑floor showroom
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
$127,224
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
4.90%
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%
$2,544,480
$2.5M
Cap Rate 7%
$1,817,486
$1.8M
Cap Rate 9%
$1,413,600
$1.4M
Market Conditions
NOI Build-Up for 4,800 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
$218.9K $45.60/SF
− Vacancy
−$49.2K −$10.26/SF
EGI
$169.6K $35.34/SF
− OpEx
−$42.4K −$8.84/SF
NOI
$127.2K $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%
$2,544,480
Cap Rate 7%
$1,817,486
Cap Rate 9%
$1,413,600
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.12M
NOI $127,224 @ 7.0% cap · market cap 4.90%
Second Best
Flex RnD
$1.51M
$1.32M – $1.76M
NOI $105,581 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,467 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21 ft
Clear height
2
Dock-high doors
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,549
Businesses Nearby
Well-served
Demand for This Use
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
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 - Block construction combines warehouse, office, showroom, restrooms, and assigned parking in a tenant-occupied commercial property.
Where is this flex space located?
The property is located at 7770 NW 46th St Doral, FL.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: 21‑foot clear ceiling height in the warehouse area; Two 10'W x 14'H dock‑height roll‑up doors plus one ramp; Second‑floor office space and first‑floor showroom
