Office Unit with Rooftop Sky
New
For Sale
$320,000
19790 W Dixie Hwy Unit 403, Aventura, FL 33180
Modern office unit with private offices, conference space, and assigned garage parking.
Property Size426 SF
Price / SF$751.17
Days on Market3
Property Features for 19790 W Dixie Hwy Unit 403
General Information
Standard status
Active
Size
426 SF
Amenities
Sky Lounge
conference hall
coffee area
games
Building Details
Year Built
2019
Listing Agency:
Coldwell Banker Realty
Listed By:
Vanessa Defreitas-Hansen · License #3039196
(954) 384-0099
Source:
Chenoregroup
Added: Sep 11
Last Checked: Sep 12 at 11:16AM
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 office unit includes two private windowed offices, a conference room, and a larger open meeting area. The space features 14-foot ceilings and is located within Forum Aventura, a 2019 commercial office condominium designed by Arquitectonica. Additional building amenities include a rooftop Sky Lounge, outdoor meeting areas with city views, a conference hall, coffee area, and games area. Assigned parking is provided in the adjacent garage.
The property is at 19790 W Dixie Hwy, Unit 403, in Aventura, close to Aventura Mall and within the city’s commercial district. The building combines individual office ownership with shared meeting and hospitality-oriented spaces for business use.
The property is at 19790 W Dixie Hwy, Unit 403, in Aventura, close to Aventura Mall and within the city’s commercial district. The building combines individual office ownership with shared meeting and hospitality-oriented spaces for business use.
Key Highlights
- 426 property size
- Two private window offices plus conference and open meeting areas
- 14‑foot ceilings
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
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 - Modern office unit with private offices, conference space, and assigned garage parking.
Where is this office units located?
The property is located at 19790 W Dixie Hwy Unit 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: 426 property size; Two private window offices plus conference and open meeting areas; 14‑foot ceilings
