Aventura Office with Panoramic
For Sale
$320,000
19790 W Dixie Hwy 403, Aventura, FL 33180
Modern office condominium near Aventura Mall with high ceilings.
Property Size426 SF
Lot Size2.20 Acres
Days on Market156
Property Features for 19790 W Dixie Hwy 403
General Information
Standard status
Active
Size
426 SF
Lot size
2.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,549
Building Details
Building Size
426 SF
Year Built
2019
Stories
12
Listing Agency:
Coldwell Banker Realty
(754) 235-5505
Listed By:
Vanessa Defreitas-Hansen · License #3039196
(754) 235-5505
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 6:17AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This large office space, located in the Forum Aventura office condominium near Aventura Mall, features a conference room and two private window offices offering panoramic views. The modern and elegant design, developed with contemporary business needs in mind, is the work of Arquitectonica. The property boasts 14-foot ceilings and access to a rooftop terrace Sky Lounge, providing space for meetings in the fresh air with panoramic city views. Additional amenities include a conference hall, coffee area, and games. Assigned parking is available in an adjacent garage. This commercial office offers a sought-after location in the commercial district of Aventura.
Key Highlights
- Prime Aventura location near Aventura Mall.
- Modern office condominium designed by Arquitectonica.
- Includes conference room and two private window offices with panoramic views.
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
$11,291
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
3.53%
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%
$225,820
$225.8K
Cap Rate 7%
$161,300
$161.3K
Cap Rate 9%
$125,456
$125.5K
Market Conditions
NOI Build-Up for 426 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
$19.4K $45.60/SF
− Vacancy
−$4.4K −$10.26/SF
EGI
$15.1K $35.34/SF
− OpEx
−$3.8K −$8.84/SF
NOI
$11.3K $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%
$225,820
Cap Rate 7%
$161,300
Cap Rate 9%
$125,456
Alternative Uses
Best Use
Office B
$161.3K
$141.1K – $188.2K
NOI $11,291 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$216.1K
$189.1K – $252.2K
NOI $15,129 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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Frequently Asked Questions
What type of property is this?
Office units - Modern office condominium near Aventura Mall with high ceilings.
Where is this office units located?
The property is located at 19790 W Dixie Hwy 403 Aventura, FL.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Prime Aventura location near Aventura Mall.; Modern office condominium designed by Arquitectonica.; Includes conference room and **two private window offices with panoramic views.**
