Industrial Warehouse with Office
For Sale
$2,595,000
7770 NW 46th Street #23, Doral, FL 33166
Warehouse includes 21' clear height, dock-height roll-up doors, and flexible office/showroom space with assigned parking.
Property Size4,800 SF
Price / SF$540.63
Days on Market48
Property Features for 7770 NW 46th Street #23
General Information
Standard status
Active
Size
4,800 SF
Total Parking Spaces
11
Zoning
7300
Warehouse & Industrial
Clear Height
21 ft
Dock-High Doors
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$27,750
Building Details
Building Size
4,800 SF
Year Built
2001
Stories
2
Listing Agency:
United Real Estate Miami
(305) 491-3501
Listed By:
Olga Capurro · License #3198788
(305) 491-3501
Source:
Laerrealty
Added: Jul 7
Changed: Aug 16
Last Checked: Aug 22 at 3:50AM
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 United Real Estate Miami
Investment Insights
Based on property information with market context.
This 4,800 SF industrial warehouse property includes 4,657 SF of warehouse area with 21' clear ceiling height. Improvements feature two loading dock-height roll-up doors measuring 10'W x 14'H, plus an additional ramp. A showroom is provided on the first floor, with flexible office space on the second floor, along with two bathrooms.
The property is located in the heart of Doral’s industrial hub with easy access to Palmetto Expy (SR-826), SR-836, and Miami International Airport. Floor plans are available. The offering is tenant-occupied, and showings are by appointment only.
This setup can fit businesses that need both warehousing and an internal office component, including a first-floor showroom. With two dock-height roll-up doors, the space supports practical loading and distribution workflows while keeping customer-facing and administrative areas on-site. Eleven assigned parking spaces are included, providing dedicated convenience for staff and visitors.
The property is located in the heart of Doral’s industrial hub with easy access to Palmetto Expy (SR-826), SR-836, and Miami International Airport. Floor plans are available. The offering is tenant-occupied, and showings are by appointment only.
This setup can fit businesses that need both warehousing and an internal office component, including a first-floor showroom. With two dock-height roll-up doors, the space supports practical loading and distribution workflows while keeping customer-facing and administrative areas on-site. Eleven assigned parking spaces are included, providing dedicated convenience for staff and visitors.
Key Highlights
- Industrial warehouse built in 2001 with 4,800 SF total and 4,657 SF warehouse area
- 21' clear ceiling height with two dock‑height roll‑up doors (10' W x 14' H) plus one ramp
- Flexible office space on the second floor and a showroom on the first 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
$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
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,044
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.
Similar Off Market Nearby
- Funky Lab 305 — 5149 NW 74th Ave, Miami, FL 33166
- Taste of Style Catering - Ballroom — 4747 NW 79th Ave, Miami, FL 33166
- Gourmet Concepts — 5231 Geneva NW 48th Way, Doral, FL 33166
- Green Meals — 7415 NW 54th St, Miami, FL 33166
- Flying Food Group — Florida 33166
Frequently Asked Questions
What type of property is this?
Flex space - Warehouse includes 21' clear height, dock-height roll-up doors, and flexible office/showroom space with assigned parking.
Where is this flex space located?
The property is located at 7770 NW 46th Street #23 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: Industrial warehouse built in 2001 with 4,800 SF total and 4,657 SF warehouse area; 21' clear ceiling height with two dock‑height roll‑up doors (10' W x 14' H) plus one ramp; Flexible office space on the second floor and a showroom on the first floor
