Furnished Corner Office
For Sale
$400,000
1209-19790 W Dixie Hwy, Aventura, FL 33146
Glass-enclosed private offices, assigned parking, and access to extensive shared amenities support a professional workplace setting.
Property Size708 SF
Price / SF$564.97
Days on Market9
Property Features for 1209-19790 W Dixie Hwy
General Information
Standard status
Active
Size
708 SF
Class
A
Elevators
Yes
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Furnished
Yes
Amenities
roof top terrace
Sky Lounge
unobstructed views
outdoor meeting spaces
conference room
meeting lounge area
coffee area
game room
24 hour controlled access
guest parking
Listing Agency:
Keller Williams Dedicated Professionals
(954) 533-7443
Listed By:
Roman Pavlik · License #0677141
(954) 317-0104
Source:
Exprealty
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 21 at 3:00PM
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 Keller Williams Dedicated Professionals
Investment Insights
Based on property information with market context.
This 708-square-foot office unit occupies a corner position within Forum Aventura and is delivered furnished. The layout includes four private, glass-enclosed offices with windows, along with 14-foot ceilings. The building was designed by Arquitectonica and provides a rooftop terrace, Sky Lounge, outdoor meeting areas, conference room, meeting lounge, coffee area, and game room. Assigned parking is available in the adjacent garage, with additional guest parking.
Building access includes 24-hour controlled entry and key-fob elevators. The property is located at 19790 W. Dixie Hwy in Aventura, across from Aventura Mall and next to the Brightline Station. I-95 is readily accessible, and the location sits between Miami and Fort Lauderdale Airports.
Building access includes 24-hour controlled entry and key-fob elevators. The property is located at 19790 W. Dixie Hwy in Aventura, across from Aventura Mall and next to the Brightline Station. I-95 is readily accessible, and the location sits between Miami and Fort Lauderdale Airports.
Key Highlights
- 708 SF furnished corner office unit
- Four private glass‑enclosed offices with windows
- 14 ft ceilings
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
$18,766
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
4.69%
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%
$375,320
$375.3K
Cap Rate 7%
$268,086
$268.1K
Cap Rate 9%
$208,511
$208.5K
Market Conditions
NOI Build-Up for 708 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
$32.3K $45.60/SF
− Vacancy
−$7.3K −$10.26/SF
EGI
$25.0K $35.34/SF
− OpEx
−$6.3K −$8.84/SF
NOI
$18.8K $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%
$375,320
Cap Rate 7%
$268,086
Cap Rate 9%
$208,511
Alternative Uses
Best Use
Office B
$268.1K
$234.6K – $312.8K
NOI $18,766 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$359.2K
$314.3K – $419.1K
NOI $25,144 @ 7.0% cap · market cap 6.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,371
Businesses Nearby
Explore this area
Business Placement
Demographics for 33146, FL
16,468
Population
6,788
Households
2.4
Avg Household Size
29
Median Age
75%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
5,312
Density / Sq Mi
$124,712
Median Household Income
$41,105
Median Earnings
$2,774
Median Rent
$1,141,800
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.
Frequently Asked Questions
What type of property is this?
Office units - Glass-enclosed private offices, assigned parking, and access to extensive shared amenities support a professional workplace setting.
Where is this office units located?
The property is located at 1209-19790 W Dixie Hwy Aventura, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 708 SF furnished corner office unit; Four private glass‑enclosed offices with windows; 14 ft ceilings
