Air-Conditioned Warehouse Condo with
For Sale
$3,300,000
7855 46th St, Doral, FL 33166
Air-conditioned industrial condo with warehouse, showroom, mezzanine, two dock-high doors, and 12 dedicated parking spaces.
Property Size8,124 SF
Price / SF$406.20
Days on Market57
Property Features for 7855 46th St
General Information
Standard status
Active
Size
8,124 SF
Total Parking Spaces
12
Property subtype
General Commercial
Warehouse & Industrial
Clear Height
20 ft
Dock-High Doors
2
Additional Details
Highway Access
Yes
Amenities
3
Building Details
Year Built
2001
Listing Agency:
APEX Capital Realty LLC
(305) 632-2575
Listed By:
Miguel Pinto · License #A12059559
(305) 632-2575
Source:
Xome
Added: Jun 20
Changed: Aug 12
Last Checked: Aug 15 at 3:33AM
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 APEX Capital Realty LLC
Investment Insights
Based on property information with market context.
Fully air-conditioned industrial warehouse condo located within Palmetto West Park. The unit includes approximately 3,620 SF of warehouse space and 2,282 SF of showroom area, along with a 2,282 SF mezzanine. Built for efficient operations, it features two dock-high loading doors and 20-foot clear ceiling heights, with 12 dedicated parking spaces.
The property is positioned for connectivity with direct access to SR-826, I-75, and Miami International Airport. It sits within an established industrial corridor in the Doral area.
This layout supports a combination of warehouse and showroom uses within a controlled, conditioned environment, with loading access provided via dock-high doors.
The property is positioned for connectivity with direct access to SR-826, I-75, and Miami International Airport. It sits within an established industrial corridor in the Doral area.
This layout supports a combination of warehouse and showroom uses within a controlled, conditioned environment, with loading access provided via dock-high doors.
Key Highlights
- Fully air‑conditioned industrial warehouse condo in Palmetto West Park (Doral), built in 2001
- Total size 8,184 SF: 3,620 SF warehouse, 2,282 SF showroom, and 2,282 SF mezzanine
- Warehouse features 20‑foot clear ceiling heights and two dock‑high loading doors
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
$137,370
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
4.16%
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%
$2,747,400
$2.7M
Cap Rate 7%
$1,962,429
$2.0M
Cap Rate 9%
$1,526,333
$1.5M
Market Conditions
NOI Build-Up for 8,124 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
$214.5K $26.40/SF
− Vacancy
−$18.2K −$2.24/SF
EGI
$196.2K $24.16/SF
− OpEx
−$58.9K −$7.25/SF
NOI
$137.4K $16.91/SF
Area
Miami-Dade County, FL
Vacancy
8.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
30.00%
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%
$2,747,400
Cap Rate 7%
$1,962,429
Cap Rate 9%
$1,526,333
Alternative Uses
Best Use
Retail
$1.96M
$1.72M – $2.29M
NOI $137,370 @ 7.0% cap · market cap 4.16%
Second Best
Warehouse
$1.52M
$1.33M – $1.77M
NOI $106,498 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$4.12M
$3.61M – $4.81M
NOI $288,515 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
2
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,549
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Air-conditioned industrial condo with warehouse, showroom, mezzanine, two dock-high doors, and 12 dedicated parking spaces.
Where is this warehouse located?
The property is located at 7855 46th St Doral, FL.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Fully air‑conditioned industrial warehouse condo in Palmetto West Park (Doral), built in 2001; Total size 8,184 SF: 3,620 SF warehouse, 2,282 SF showroom, and 2,282 SF mezzanine; Warehouse features 20‑foot clear ceiling heights and two dock‑high loading doors
