Connected Office Units with
For Sale
$830,000
7791 NW 46th Street #305-306, Doral, FL 33166
Professional workspace combines private offices, open collaboration areas, and convenient access to shared conference rooms.
Property Size1,934 SF
Days on Market60
Property Features for 7791 NW 46th Street #305-306
General Information
Standard status
Active
Size
1,934 SF
Total Parking Spaces
7
Zoning
7300
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$5,068
Amenities
common conference rooms
dry kitchenette
Building Details
Building Size
1,934 SF
Year Built
2001
Buildings
1
Listing Agency:
Fortex Realty Inc
(305) 317-5410
Listed By:
Giovanni Hernandez · License #3389701
(305) 317-5410
Source:
Laerrealty
Added: Jul 5
Changed: Sep 1
Last Checked: Sep 1 at 2:56PM
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 comprises two connected units within a professional building, with a layout that balances private offices and an open bullpen area. Impact glass windows bring in natural light, while an acoustical drop ceiling is approximately 9 feet. Additional features include a dry kitchenette, separate thermostat control, and an independent electric meter. The suite is located on the same floor as the building’s common conference rooms.
The property is at 7791 NW 46th Street, #305306, in Doral, Florida, within an established business district. Dining options, established businesses, and major transportation corridors surround the building. Seven assigned parking spaces are included for staff and visitors. The building was completed in 2001, and the property carries zoning designation 7300.
The property is at 7791 NW 46th Street, #305306, in Doral, Florida, within an established business district. Dining options, established businesses, and major transportation corridors surround the building. Seven assigned parking spaces are included for staff and visitors. The building was completed in 2001, and the property carries zoning designation 7300.
Key Highlights
- Two connected office units with private offices and an open bullpen workspace
- Impact glass windows and an approximately 9‑foot acoustical drop ceiling
- Dry kitchenette, separate thermostat control, and separate electric meter
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
Lease Details
2
Office units
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 - Professional workspace combines private offices, open collaboration areas, and convenient access to shared conference rooms.
Where is this office units located?
The property is located at 7791 NW 46th Street #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 an open bullpen workspace; Impact glass windows and an approximately 9‑foot acoustical drop ceiling; Dry kitchenette, separate thermostat control, and separate electric meter
