Flex Space Warehouse with Office
For Sale
$1,250,000
Pending
7866 NW 46th St, Doral, FL 33166
Flex space warehouse with secured gated access, loading area, and two-floor office space for operations in Doral.
Property Size5,300 SF
Days on Market2025
Property Features for 7866 NW 46th St
General Information
Standard status
Pending
Size
5,300 SF
Total Parking Spaces
11
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
20 ft
Dock-High Doors
3
Taxes and HOA fees
Annual Taxes
$17,096
Amenities
Reception
Kitchen Area
Conference Rooms
24/7 Security
3
Building Details
Year Built
2001
Stories
2
Listing Agency:
Trajan Investments, Inc.
(786) 449-0605
Listed By:
Claudia Splinter · License #3285524
(786) 449-0605
Source:
Xome
Added: Feb 6, 2021
Changed: Aug 8
Last Checked: Jul 30 at 9:46AM
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 Trajan Investments, Inc.
Investment Insights
Based on property information with market context.
This flex space warehouse includes two floors of office buildout alongside a dedicated loading area. The facility has a 20’ 3 clear ceiling height and 11 dock height truck doors, plus 11 parking spaces at the front and rear. The interior office layout is supported by one reception and a kitchen area, with five offices and two conference rooms on the first floor, and three offices on the second floor. There is one bathroom on the first floor and a second bathroom on the second floor that includes a shower. The property was built in 2001.
The warehouse is located about 13 minutes (7.9 mi) from Miami International Airport via FL-836, and about 21 minutes (13.6 mi) from the Port of Miami via FL-836.
Showings require 24 hours’ notice, and proof of funds is required for showings.
The warehouse is located about 13 minutes (7.9 mi) from Miami International Airport via FL-836, and about 21 minutes (13.6 mi) from the Port of Miami via FL-836.
Showings require 24 hours’ notice, and proof of funds is required for showings.
Key Highlights
- 20’ 3 clear ceiling height for flex warehouse operations
- 11 dock height truck doors with front and rear truck area
- 11 front‑and‑rear parking spaces
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
$69,478
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
5.56%
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%
$1,389,560
$1.4M
Cap Rate 7%
$992,543
$992.5K
Cap Rate 9%
$771,978
$772.0K
Market Conditions
NOI Build-Up for 5,300 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
$86.5K $16.32/SF
− Vacancy
−$4.8K −$0.90/SF
EGI
$81.7K $15.42/SF
− OpEx
−$12.3K −$2.31/SF
NOI
$69.5K $13.11/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$16.32 /SF/Yr
Expense Ratio
15.00%
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%
$1,389,560
Cap Rate 7%
$992,543
Cap Rate 9%
$771,978
Alternative Uses
Best Use
Office B
$2.01M
$1.76M – $2.34M
NOI $140,477 @ 7.0% cap · market cap 11.24%
Second Best
Flex RnD
$1.67M
$1.46M – $1.94M
NOI $116,579 @ 7.0% cap · market cap 9.33%
Theoretical Best
Office A
$2.69M
$2.35M – $3.14M
NOI $188,224 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
3
Dock-high doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,044
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 Office 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?
Flex space - Flex space warehouse with secured gated access, loading area, and two-floor office space for operations in Doral.
Where is this flex space located?
The property is located at 7866 NW 46th St Doral, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 20’ 3 clear ceiling height for flex warehouse operations; 11 dock height truck doors with front and rear truck area; 11 front‑and‑rear parking spaces
