Furnished Corner Office
New
For Sale
$400,000
19790 W Dixie Highway #1209, Aventura, FL 33180
Four private offices, abundant windows, and controlled building access support a polished professional workspace.
Property Size708 SF
Days on Market2
Property Features for 19790 W Dixie Highway #1209
General Information
Standard status
Active
Size
708 SF
Total Parking Spaces
1
Zoning
0000
Building Details
Building Size
708 SF
Year Built
2019
Buildings
1
Stories
12
Listing Agency:
Keller Williams Dedicated Professionals
Listed By:
Roman Pavlik · License #0677141
(954) 317-0104
Source:
Laerrealty
Added: Sep 16
Last Checked: Sep 16 at 2:23PM
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 condo is a furnished corner unit with four private glass-enclosed offices, windows, northwest-facing views, and 14-foot ceilings. The suite is located within Forum Aventura, a 2019 office project designed by Arquitectonica. Building amenities include a rooftop terrace, Sky Lounge, outdoor meeting areas, conference room, meeting lounge, coffee area, and game room.
Access is managed around the clock, with key-fob elevators serving the property. The office includes assigned parking spaces in the adjacent garage, along with guest parking. The property is across from Aventura Mall and next to the Brightline Station, with access to I-95 and a position between Miami and Fort Lauderdale airports.
Access is managed around the clock, with key-fob elevators serving the property. The office includes assigned parking spaces in the adjacent garage, along with guest parking. The property is across from Aventura Mall and next to the Brightline Station, with access to I-95 and a position between Miami and Fort Lauderdale airports.
Key Highlights
- 708‑square‑foot furnished corner office condo
- Four private glass‑enclosed offices with windows
- 14‑foot ceilings and northwest‑facing 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
$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
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 - Four private offices, abundant windows, and controlled building access support a polished professional workspace.
Where is this office units located?
The property is located at 19790 W Dixie Highway #1209 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‑square‑foot furnished corner office condo; Four private glass‑enclosed offices with windows; 14‑foot ceilings and northwest‑facing views
