10th-Floor Office Suite with
For Sale
$615,000
20200 W Dixie Highway Unit 903, Miami, FL 33180
Brand-new office suite with floor-to-ceiling windows, glass dividers, and direct elevator access from a covered parking garage.
Property Size988 SF
Price / SF$622.47
Days on Market82
Property Features for 20200 W Dixie Highway Unit 903
General Information
Standard status
Active
Size
988 SF
Property subtype
Commercial
Lease Term
[]
Additional Details
Highway Access
Yes
Building Details
Year Built
2016
Listing Agency:
One Sotheby's International Realty
Listed By:
Richard Toledano
(786) 255-5222
Source:
Onesothebysrealty
Added: Jun 15
Changed: Sep 4
Last Checked: Sep 2 at 6:57PM
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 One Sotheby's International Realty
Investment Insights
Based on property information with market context.
This brand-new office building offers a premium, move-in-ready workspace located on the 10th floor. The suite features elegant glass dividers and an expansive open area. Interior finishes include marble floors throughout, with floor-to-ceiling windows and city views. The space also includes built-in conveniences such as a microwave, coffee maker, and refrigerator, along with a sleek white wall unit.
The building is described as being in the heart of Aventura, near major roads and Aventura Mall. The property is located between Dixie Hwy and Ives Dairy Road, with access to nearby commercial and institutional uses. The parking garage is equipped with covered parking and direct elevator access from the parking area.
This suite is well suited for professional users who value a modern, light-filled office layout and controlled access parking. The presence of motorized curtains with remote control can help manage daylight and privacy, while the open floor plan and glass dividers support flexible tenant layouts. With these features and a direct connection from covered parking via the elevator, the space is designed to support day-to-day operations for office-based teams.
The building is described as being in the heart of Aventura, near major roads and Aventura Mall. The property is located between Dixie Hwy and Ives Dairy Road, with access to nearby commercial and institutional uses. The parking garage is equipped with covered parking and direct elevator access from the parking area.
This suite is well suited for professional users who value a modern, light-filled office layout and controlled access parking. The presence of motorized curtains with remote control can help manage daylight and privacy, while the open floor plan and glass dividers support flexible tenant layouts. With these features and a direct connection from covered parking via the elevator, the space is designed to support day-to-day operations for office-based teams.
Key Highlights
- Brand‑new office building/Suite, year built 2016, in the heart of Aventura
- 10th‑floor office with 1,926 sq. ft. interior space and stunning city views
- Floor‑to‑ceiling windows with motorized curtains (remote control)
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
$28,343
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
4.61%
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%
$566,860
$566.9K
Cap Rate 7%
$404,900
$404.9K
Cap Rate 9%
$314,922
$314.9K
Market Conditions
NOI Build-Up for 988 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
$44.5K $45.00/SF
− Vacancy
−$6.7K −$6.75/SF
EGI
$37.8K $38.25/SF
− OpEx
−$9.4K −$9.56/SF
NOI
$28.3K $28.69/SF
Area
Miami, FL
Vacancy
15.00%
Lease Rate
$45.00 /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%
$566,860
Cap Rate 7%
$404,900
Cap Rate 9%
$314,922
Alternative Uses
Best Use
Office B
$404.9K
$354.3K – $472.4K
NOI $28,343 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$666.9K
$583.5K – $778.1K
NOI $46,683 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,798
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 Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Brand-new office suite with floor-to-ceiling windows, glass dividers, and direct elevator access from a covered parking garage.
Where is this office units located?
The property is located at 20200 W Dixie Highway Unit 903 Miami, FL.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Brand‑new office building/Suite, year built 2016, in the heart of Aventura; 10th‑floor office with 1,926 sq. ft. interior space and stunning city views; Floor‑to‑ceiling windows with motorized curtains (remote control)
