Ground-Level Office
For Sale
$389,000
7791 NW 46th St # 104, Doral, FL 33166
Fresh finishes and adaptable open workspace support a customized office layout.
Property Size965 SF
Days on Market141
Property Features for 7791 NW 46th St # 104
General Information
Standard status
Active
Size
965 SF
Property subtype
Office
Additional Details
Floor
Ground Level
Taxes and HOA fees
Annual Taxes
$3,758
Amenities
Grand Entrance Lobby
Common Conference Room Area
Restaurant Cafe
Building Details
Building Size
965 SF
Year Built
2001
Listing Agency:
Cornerstone Intl. Realty, LLC
(305) 720-3485
Listed By:
Camilo Franco · License #3238665
Source:
Marcelosteinmander
Added: Apr 13
Changed: Aug 11
Last Checked: Aug 31 at 12:12AM
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 Cornerstone Intl. Realty, LLC
Investment Insights
Based on property information with market context.
This ground-level office suite includes two private offices, an additional room suitable for conference, records, or another private workstation, and an open floor area that can be arranged around the occupant’s needs. Fresh paint and vinyl flooring provide updated interior finishes.
The surrounding office building includes a grand entrance lobby, a shared conference room area, and a restaurant cafe. Ample parking is available for the property. Built in 2001, the suite is located at 7791 NW 46th St # 104 in Doral, Florida.
The surrounding office building includes a grand entrance lobby, a shared conference room area, and a restaurant cafe. Ample parking is available for the property. Built in 2001, the suite is located at 7791 NW 46th St # 104 in Doral, Florida.
Key Highlights
- Ground‑level office suite with two private offices
- Additional room suited for conference, records, or private workstation use
- Open floor area can be configured for office needs
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
$25,577
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
6.58%
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%
$511,540
$511.5K
Cap Rate 7%
$365,386
$365.4K
Cap Rate 9%
$284,189
$284.2K
Market Conditions
NOI Build-Up for 965 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
$44.0K $45.60/SF
− Vacancy
−$9.9K −$10.26/SF
EGI
$34.1K $35.34/SF
− OpEx
−$8.5K −$8.84/SF
NOI
$25.6K $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%
$511,540
Cap Rate 7%
$365,386
Cap Rate 9%
$284,189
Alternative Uses
Best Use
Office B
$365.4K
$319.7K – $426.3K
NOI $25,577 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$489.6K
$428.4K – $571.2K
NOI $34,271 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,044
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office units - Fresh finishes and adaptable open workspace support a customized office layout.
Where is this office units located?
The property is located at 7791 NW 46th St # 104 Doral, FL.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Ground‑level office suite with two private offices; Additional room suited for conference, records, or private workstation use; Open floor area can be configured for office needs
