Furnished Corner Office
For Sale
$935,000
19790 W Dixie Hwy # 1002, Aventura, FL 33180
Tenth-floor workspace with private offices, workstations, reception area, and an open kitchen.
Property Size96,000 SF
Price / SF$932.20
Days on Market277
Property Features for 19790 W Dixie Hwy # 1002
General Information
Standard status
Active
Size
96,000 SF
Net Rentable
1,294 SF
Total Parking Spaces
2
Property subtype
Office
Space & Availability
Floor
10
Furnished
Yes
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$10,271
Amenities
Sky Lounge
conference room
meeting lounge area
Building Details
Building Size
96,000 SF
Buildings
1
Listing Agency:
Casabella Miami Realty
Listed By:
Ana Mckenzie · License #3510949
Source:
Relinkre
Added: Dec 8, 2025
Changed: Aug 31
Last Checked: Sep 10 at 8:25AM
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 Casabella Miami Realty
Investment Insights
Based on property information with market context.
This furnished office unit occupies a corner position on the 10th floor and offers 1,294 RSF and 1,003 USF. The interior includes 2 private offices, a reception area, 4 workstations, and an open kitchen, providing a defined configuration for professional operations.
The property is located across from Aventura Mall and beside the Brightline Station. Building amenities include a Sky Lounge with panoramic views, a conference room, and a meeting lounge. The Forum Aventura, designed by Arquitectonica, also provides 2 assigned parking spaces along with guest parking.
The property is located across from Aventura Mall and beside the Brightline Station. Building amenities include a Sky Lounge with panoramic views, a conference room, and a meeting lounge. The Forum Aventura, designed by Arquitectonica, also provides 2 assigned parking spaces along with guest parking.
Key Highlights
- Furnished corner office on the 10th floor
- 1,294 RSF and 1,003 USF
- Interior includes 2 private offices and 4 workstations
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
$26,585
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
2.84%
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%
$531,700
$531.7K
Cap Rate 7%
$379,786
$379.8K
Cap Rate 9%
$295,389
$295.4K
Market Conditions
NOI Build-Up for 1,003 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
$45.7K $45.60/SF
− Vacancy
−$10.3K −$10.26/SF
EGI
$35.4K $35.34/SF
− OpEx
−$8.9K −$8.84/SF
NOI
$26.6K $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%
$531,700
Cap Rate 7%
$379,786
Cap Rate 9%
$295,389
Alternative Uses
Best Use
Office B
$379.8K
$332.3K – $443.1K
NOI $26,585 @ 7.0% cap · market cap 2.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$508.9K
$445.3K – $593.7K
NOI $35,620 @ 7.0% cap · market cap 3.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,305
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Tenth-floor workspace with private offices, workstations, reception area, and an open kitchen.
Where is this office units located?
The property is located at 19790 W Dixie Hwy # 1002 Aventura, FL.
What is the asking price?
The asking price for this property is $935,000.
What are key features of this property?
This property features: Furnished corner office on the 10th floor; 1,294 RSF and 1,003 USF; Interior includes 2 private offices and 4 workstations
