Updated Office Unit With Private
For Sale
$720,000
20900 NE 30th Ave, Aventura, FL 33180
Commercial Sale, Aventura, FL
Property Size1,022 SF
Lot Size1.95 Acres
Price / SF$704.50
Days on Market95
Property Features for 20900 NE 30th Ave
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
9500
Parking
1
Parking features
Assigned
Security features
Security
Directions
ONE AVENTURA IS IN THE HEART OF AVENTURA. ON US1, ACROSS FROM THE AVENTURA HOSPITAL. NEXT TO BEST BUY AND TARGET. CLOSE TO AVENTURA LAKES GATED COMMUNITY. BLOCKS FROM AVENTURA MALL, BEACHES AND MAJOR HIGHWAYS AS I-95, 441, 826 AND FL TURNPIKE.
Subdivision
12
Standard status
Active
APN
28-12-34-081-0240
Lot size
1.95 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
ONE AVENTURA EXECUTIVE CTR CONDO UNIT 503 UNDIV 0.010295% INT IN COMMON ELEMENTS OFF REC 25576-4562 COC 25849-0544 08 2007 1
Tax Annual Amount
8824
Legal Description
ONE AVENTURA EXECUTIVE CTR CONDO UNIT 503 UNDIV 0.010295% INT IN COMMON ELEMENTS OFF REC 25576-4562 COC 25849-0544 08 2007 1
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
24-hour security
gym
T-1 and wireless internet
lobby with 20-foot ceiling
individual meters
independent climate control
Building Details
Year built
2007
Building materials
Block
Roof type
Concrete
Listing Agency:
Related General Realty, LLC.
(305) 932-6365
Listed By:
Monica Zerbib · License #3040745
(305) 785-7022
Added: Jun 30
Changed: Sep 2
Last Checked: Oct 2 at 12:06AM
MLS# A11798036
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,022-square-foot office unit is located within the One Aventura Executive Center condominium. Recent improvements include new flooring and fresh paint. The interior provides three private offices, an open work area, and a conference-showroom, creating a combination of enclosed and collaborative workspace.
Building amenities include 24-hour security, a gym, T-1 and wireless internet, and a lobby with a 20-foot ceiling. The property also provides assigned parking, individual meters, and independent climate control. Constructed in 2007, the building is served by public water and public sewer and features block construction with a concrete roof.
Building amenities include 24-hour security, a gym, T-1 and wireless internet, and a lobby with a 20-foot ceiling. The property also provides assigned parking, individual meters, and independent climate control. Constructed in 2007, the building is served by public water and public sewer and features block construction with a concrete roof.
Key Highlights
- 1,022 SF office condominium in the One Aventura Executive Center
- Three private offices plus an open work area and conference‑showroom
- Recently improved with new flooring and fresh paint
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
$27,088
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
3.76%
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%
$541,760
$541.8K
Cap Rate 7%
$386,971
$387.0K
Cap Rate 9%
$300,978
$301.0K
Market Conditions
NOI Build-Up for 1,022 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
$46.6K $45.60/SF
− Vacancy
−$10.5K −$10.26/SF
EGI
$36.1K $35.34/SF
− OpEx
−$9.0K −$8.84/SF
NOI
$27.1K $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%
$541,760
Cap Rate 7%
$386,971
Cap Rate 9%
$300,978
Alternative Uses
Best Use
Office B
$387.0K
$338.6K – $451.5K
NOI $27,088 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.5K
$453.7K – $604.9K
NOI $36,295 @ 7.0% cap · market cap 5.04%
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
331
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Condominium workspace combines enclosed offices, an open work area, and a conference-showroom with shared building amenities.
Where is this office units located?
The property is located at 20900 NE 30th Ave Aventura, FL.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: 1,022 SF office condominium in the One Aventura Executive Center; Three private offices plus an open work area and conference‑showroom; Recently improved with new flooring and fresh paint
