Aventura Renovated Commercial Office
For Sale
$1,200,000
20900 NE 30th Ave 207, Aventura, FL 33180
Renovated Aventura office space with gym access and parking.
Property Size89,000 SF
Lot Size1.95 Acres
Price / SF$461.54
Days on Market161
Property Features for 20900 NE 30th Ave 207
General Information
Standard status
Active
Size
89,000 SF
Lot size
1.95 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$17,602
Building Details
Building Size
89,000 SF
Year Built
2007
Stories
1
Listing Agency:
ISRAM Realty & Management
(305) 615-9399
Listed By:
Eyal Melamed · License #3365148
(305) 615-9399
Source:
Elliman
Added: Mar 10
Changed: Aug 16
Last Checked: Aug 16 at 10:08AM
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 ISRAM Realty & Management
Investment Insights
Based on property information with market context.
This commercial office space, located in Aventura, offers 2,600 square feet of newly renovated space. The suite features eight private offices, a reception area, potential conference space, a kitchen, and storage. The property includes access to a fully equipped gym and six assigned parking spaces. Situated minutes from Aventura Mall and the Brightline station, the location provides access to I-95 and US-1, offering visibility and walkability. The space is suitable for various uses, including medical, law office, financial services, corporate operations, or professional workspace.
Key Highlights
- Newly renovated, move‑in ready commercial office space (2,600 sq ft) in Aventura.
- Features eight private offices, reception area, conference potential, kitchen, and storage.
- Six assigned parking spaces included.
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
$68,913
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
5.74%
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%
$1,378,260
$1.4M
Cap Rate 7%
$984,471
$984.5K
Cap Rate 9%
$765,700
$765.7K
Market Conditions
NOI Build-Up for 2,600 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
$118.6K $45.60/SF
− Vacancy
−$26.7K −$10.26/SF
EGI
$91.9K $35.34/SF
− OpEx
−$23.0K −$8.84/SF
NOI
$68.9K $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%
$1,378,260
Cap Rate 7%
$984,471
Cap Rate 9%
$765,700
Alternative Uses
Best Use
Office B
$984.5K
$861.4K – $1.15M
NOI $68,913 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.15M – $1.54M
NOI $92,336 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Renovated Aventura office space with gym access and parking.
Where is this office units located?
The property is located at 20900 NE 30th Ave 207 Aventura, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Newly renovated, move‑in ready commercial office space (2,600 sq ft) in Aventura.; Features eight private offices, reception area, conference potential, kitchen, and storage.; Six assigned parking spaces included.
