Contemporary Office
For Sale
Contact for pricing
7791 NW 46th St, Miami, FL 33166
Contemporary office building with a ground-floor cafe, two elevators, and structured parking plus guest spaces.
Property Size3,866 SF
Price / SF$455.25
Days on Market280
Property Features for 7791 NW 46th St
General Information
Standard status
Active
Size
3,866 SF
Property subtype
OFFICE
Amenities
cafe
common conference rooms
common greeting area
Listing Agency:
NAI Miami | Doral
(305) 938-4000
Listed By:
Lucia Custer
(305) 975-8131
Source:
Moodyscre
Added: Dec 11, 2025
Changed: Aug 16
Last Checked: Sep 16 at 8:37PM
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 NAI Miami | Doral
Investment Insights
Based on property information with market context.
This contemporary office building features a ground-floor cafe, a two-story lobby, and two (2) elevators supported by three (3) staircases. The building also includes two (2) common conference rooms and a common greeting area on the second-floor mezzanine.
The property offers generous parking through a three-story garage, additional outside parking, and 52 guest parking spaces. The building is located at 7791 NW 46th St, Miami, FL 33166.
Designed for everyday accessibility and shared space needs, the common areas include both meeting rooms and a dedicated greeting zone within the second-floor mezzanine level.
The property offers generous parking through a three-story garage, additional outside parking, and 52 guest parking spaces. The building is located at 7791 NW 46th St, Miami, FL 33166.
Designed for everyday accessibility and shared space needs, the common areas include both meeting rooms and a dedicated greeting zone within the second-floor mezzanine level.
Key Highlights
- Contemporary office building with a ground‑floor cafe
- Two‑story lobby with two (2) elevators and three (3) staircases
- Two (2) common conference rooms
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
$110,906
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
6.30%
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%
$2,218,120
$2.2M
Cap Rate 7%
$1,584,371
$1.6M
Cap Rate 9%
$1,232,289
$1.2M
Market Conditions
NOI Build-Up for 3,866 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
$174.0K $45.00/SF
− Vacancy
−$26.1K −$6.75/SF
EGI
$147.9K $38.25/SF
− OpEx
−$37.0K −$9.56/SF
NOI
$110.9K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$2,218,120
Cap Rate 7%
$1,584,371
Cap Rate 9%
$1,232,289
Alternative Uses
Best Use
Office B
$1.58M
$1.39M – $1.85M
NOI $110,906 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.61M
$2.28M – $3.04M
NOI $182,670 @ 7.0% cap · market cap 10.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Miami, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Contemporary office building with a ground-floor cafe, two elevators, and structured parking plus guest spaces.
Where is this office building located?
The property is located at 7791 NW 46th St Miami, FL.
What is the asking price?
The asking price for this property is $1,760,000.
What are key features of this property?
This property features: Contemporary office building with a ground‑floor cafe; Two‑story lobby with two (2) elevators and three (3) staircases; Two (2) common conference rooms
