Two-Office Condominium
For Sale
Contact for pricing
19790 W Dixie Hwy # 510, Aventura, FL 33180
North-facing commercial unit with private offices and access to shared conference, lounge, and rooftop amenities.
Property Size541 SF
Price / SF$609.98
Days on Market164
Property Features for 19790 W Dixie Hwy # 510
General Information
Standard status
Active
Size
541 SF
Property subtype
Office
Amenities
rooftop terrace
Sky Lounge
outdoor meeting spaces
conference hall
coffee area
game room
Listing Agency:
KoRes Virtual Realty
Listed By:
Luis Gomez · License #3441049
Source:
Crexi
Added: Apr 1
Changed: Sep 9
Last Checked: Sep 10 at 7:41AM
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 KoRes Virtual Realty
Investment Insights
Based on property information with market context.
This 541 SF office condominium unit has a north-facing orientation and an efficient interior with two private offices. The property is located within Forum Aventura, a professionally designed office condominium featuring 14-foot ceilings and interiors by Arquitectonica. Shared amenities include a rooftop terrace with Sky Lounge, outdoor meeting areas, a conference hall, coffee area, and game room.
Assigned parking is available in the adjacent garage. The property is currently occupied under a 1-year lease, with two optional 1-year extensions. Its location is minutes from Aventura Mall and within Aventura’s commercial district.
Assigned parking is available in the adjacent garage. The property is currently occupied under a 1-year lease, with two optional 1-year extensions. Its location is minutes from Aventura Mall and within Aventura’s commercial district.
Key Highlights
- 541 SF office unit with north‑facing orientation
- Two private offices in an efficient layout
- 14‑foot ceilings within Forum Aventura
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
$14,339
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
4.35%
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%
$286,780
$286.8K
Cap Rate 7%
$204,843
$204.8K
Cap Rate 9%
$159,322
$159.3K
Market Conditions
NOI Build-Up for 541 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
$24.7K $45.60/SF
− Vacancy
−$5.6K −$10.26/SF
EGI
$19.1K $35.34/SF
− OpEx
−$4.8K −$8.84/SF
NOI
$14.3K $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%
$286,780
Cap Rate 7%
$204,843
Cap Rate 9%
$159,322
Alternative Uses
Best Use
Office B
$204.8K
$179.2K – $239.0K
NOI $14,339 @ 7.0% cap · market cap 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$274.5K
$240.2K – $320.2K
NOI $19,213 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open 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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - North-facing commercial unit with private offices and access to shared conference, lounge, and rooftop amenities.
Where is this office units located?
The property is located at 19790 W Dixie Hwy # 510 Aventura, FL.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 541 SF office unit with north‑facing orientation; Two private offices in an efficient layout; 14‑foot ceilings within Forum Aventura
