Ground-Level Office
For Sale
$379,000
7791 NW 46th St 104, Doral, FL 33166
Flexible workspace with private rooms, an open work area, and access to shared building amenities.
Property Size965 SF
Price / SF$392.75
Days on Market57
Property Features for 7791 NW 46th St 104
General Information
Standard status
Active
Size
965 SF
Additional Details
Floor
1
Amenities
Grand Entrance Lobby
Common Conference Room Area
Restaurant Cafe
Ample Parking
Building Details
Year Built
2001
Listing Agency:
Cornerstone Intl. Realty, LLC
Listed By:
Camilo Franco · License #3238665
(305) 720-3485
Source:
Mymiahomes
Added: Aug 9
Changed: Oct 2
Last Checked: Oct 4 at 12:52PM
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 965-square-foot office suite occupies the ground level of a 2001 office building at 7791 NW 46th St, Suite 104, in Doral, Florida. The layout includes two private offices, an additional enclosed room, and an open area that can support a range of workspace arrangements. Fresh paint and vinyl flooring provide updated interior finishes.
Building amenities include a formal entry lobby, shared conference space, a restaurant cafe, and ample parking. The suite is located within Palmetto West Park lll and offers a combination of private rooms and adaptable open workspace for office users.
Building amenities include a formal entry lobby, shared conference space, a restaurant cafe, and ample parking. The suite is located within Palmetto West Park lll and offers a combination of private rooms and adaptable open workspace for office users.
Key Highlights
- 965‑square‑foot ground‑level office suite
- Two private offices plus an additional enclosed room
- Open work area supports flexible workspace arrangements
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
6.75%
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 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$489.6K
$428.4K – $571.2K
NOI $34,271 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Flexible workspace with private rooms, an open work area, and access to shared building amenities.
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 $379,000.
What are key features of this property?
This property features: 965‑square‑foot ground‑level office suite; Two private offices plus an additional enclosed room; Open work area supports flexible workspace arrangements
