Aventura Luxury Office
For Sale
$4,500,000
20900 NE 30 TH Ave, Aventura, FL 33180
Luxury office condominium in Aventura with high-end finishes.
Property Size5,924 SF
Price / SF$759.62
Days on Market122
Property Features for 20900 NE 30 TH Ave
General Information
Standard status
Active
Size
5,924 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$43,243
Listing Agency:
Moon Key Realty, LLC
(305) 917-7673
Listed By:
Fernando Levy Hara
(305) 917-7673
Source:
Elliman
Added: Apr 24
Changed: Aug 11
Last Checked: Aug 23 at 6:36AM
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 Moon Key Realty, LLC
Investment Insights
Based on property information with market context.
This luxury condominium office space, located in a Class A office building in the heart of Aventura, offers 5,924 net rentable square feet. The unit features a lobby with a front desk, two conference rooms, 13 private offices, two file rooms, an open work area with 14 workstations, a copy room, and a large kitchen/break room. The space is enhanced by a 13-foot high ceiling and luxury finishes. The office building includes luxury finishes, a double-height lobby, a coffee shop in a tropical breezeway, a bank, and a fitness center with showers. The unit comes with 22 reserved parking spaces on the second and third floors of a covered garage adjacent to the building, with guest parking available at no charge. The property is very bikeable (bike score 75) and very walkable (walk score 83), with some transit options available (transit score 43). The current owners can move out quickly.
Key Highlights
- 5,924 sq ft luxury condominium office in Aventura's Class A building.
- Benefit from 22 reserved parking spaces in covered garage, plus free guest parking.
- Move‑in ready, current owners can vacate quickly.
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
$157,016
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
3.49%
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%
$3,140,320
$3.1M
Cap Rate 7%
$2,243,086
$2.2M
Cap Rate 9%
$1,744,622
$1.7M
Market Conditions
NOI Build-Up for 5,924 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
$270.1K $45.60/SF
− Vacancy
−$60.8K −$10.26/SF
EGI
$209.4K $35.34/SF
− OpEx
−$52.3K −$8.84/SF
NOI
$157.0K $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%
$3,140,320
Cap Rate 7%
$2,243,086
Cap Rate 9%
$1,744,622
Alternative Uses
Best Use
Office B
$2.24M
$1.96M – $2.62M
NOI $157,016 @ 7.0% cap · market cap 3.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.01M
$2.63M – $3.51M
NOI $210,385 @ 7.0% cap · market cap 4.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
331
Businesses Nearby
Explore this area
Business Placement
Demographics for 33180, FL
35,062
Population
21,112
Households
1.7
Avg Household Size
45
Median Age
55%
College-Educated
95%
High-School Grad
3.3 sq mi
ZIP Area
10,625
Density / Sq Mi
$88,613
Median Household Income
$51,612
Median Earnings
$2,480
Median Rent
$471,400
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 - Luxury office condominium in Aventura with high-end finishes.
Where is this office units located?
The property is located at 20900 NE 30 TH Ave Aventura, FL.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 5,924 sq ft luxury condominium office in Aventura's Class A building.; Benefit from **22 reserved parking spaces** in covered garage, plus free guest parking.; Move‑in ready, current owners can vacate quickly.
