Connected Office
For Sale
$830,000
7791 NW 46th St # 306 Unit 305-306, Doral, FL 33166
Two adjoining office units combine private rooms, open bullpen space, natural light, and controlled building systems.
Property Size1,934 SF
Days on Market162
Property Features for 7791 NW 46th St # 306 Unit 305-306
General Information
Standard status
Active
Size
1,934 SF
Total Parking Spaces
7
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$5,068
Amenities
common conference rooms
impact glass windows
dry kitchenette
separate electric meter
thermostat control
Building Details
Building Size
1,934 SF
Year Built
2001
Listing Agency:
Fortex Realty Inc
(305) 290-0949
Listed By:
Giovanni Hernandez · License #3389701
Source:
Silverleafrealtygroup
Added: Mar 17
Changed: Aug 17
Last Checked: Aug 24 at 2:08PM
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 Fortex Realty Inc
Investment Insights
Based on property information with market context.
This office property consists of two connected units with a layout combining private offices and open bullpen space. Impact glass windows provide natural light, while approximately 9' acoustical ceilings, a dry kitchenette, separate electric metering, and individual thermostat control add practical functionality. The units are located on the same floor as common conference rooms, and seven assigned parking spaces are included.
The property is in a modern professional building at 7791 NW 46th St in Doral, Florida. Completed in 2001, the building is positioned near major transportation corridors, dining, and established businesses. The configuration supports a range of professional office uses without relying on a single fixed layout.
The property is in a modern professional building at 7791 NW 46th St in Doral, Florida. Completed in 2001, the building is positioned near major transportation corridors, dining, and established businesses. The configuration supports a range of professional office uses without relying on a single fixed layout.
Key Highlights
- Two connected office units with private offices and open bullpen space
- Impact glass windows and approximately 9' acoustical ceilings
- Dry kitchenette with separate electric meter and thermostat control
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
$51,261
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
6.18%
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%
$1,025,220
$1.0M
Cap Rate 7%
$732,300
$732.3K
Cap Rate 9%
$569,567
$569.6K
Market Conditions
NOI Build-Up for 1,934 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
$88.2K $45.60/SF
− Vacancy
−$19.8K −$10.26/SF
EGI
$68.3K $35.34/SF
− OpEx
−$17.1K −$8.84/SF
NOI
$51.3K $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%
$1,025,220
Cap Rate 7%
$732,300
Cap Rate 9%
$569,567
Alternative Uses
Best Use
Office B
$732.3K
$640.8K – $854.4K
NOI $51,261 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$981.2K
$858.6K – $1.14M
NOI $68,684 @ 7.0% cap · market cap 8.28%
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 - Two adjoining office units combine private rooms, open bullpen space, natural light, and controlled building systems.
Where is this office units located?
The property is located at 7791 NW 46th St # 306 Unit 305-306 Doral, FL.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Two connected office units with private offices and open bullpen space; Impact glass windows and approximately 9' acoustical ceilings; Dry kitchenette with separate electric meter and thermostat control
