Class A Condo Office
For Sale
$1,063,793
20900 NE 30th Ave # 405 Unit 404-405, Aventura, FL 33180
Condominium office suite in a 2007 professional office building with 24/7 access.
Property Size110,000 SF
Price / SF$674
Days on Market620
Property Features for 20900 NE 30th Ave # 405 Unit 404-405
General Information
Standard status
Active
Size
110,000 SF
Class
Class A
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$11,490
Amenities
24/7 access
gym
Building Details
Building Size
110,000 SF
Year Built
2007
Listing Agency:
Concept Realty LLC
(305) 466-4243
Listed By:
Abraham Weintraub · License #3188618
Source:
Relinkre
Added: Nov 25, 2024
Changed: Aug 5
Last Checked: Aug 6 at 4:24AM
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 Concept Realty LLC
Investment Insights
Based on property information with market context.
This 1,576-square-foot condominium office is located within One Aventura Executive Center, a Class A office building completed in 2007. The property is configured as professional office space and provides access around the clock, supporting flexible use by an owner or business.
The office is positioned at 20900 NE 30th Ave in Aventura, Florida. Building amenities include a gym and on-site parking, adding convenience for occupants and visitors. The property offers a defined office condominium within an established executive-center setting.
The office is positioned at 20900 NE 30th Ave in Aventura, Florida. Building amenities include a gym and on-site parking, adding convenience for occupants and visitors. The property offers a defined office condominium within an established executive-center setting.
Key Highlights
- 1,576 SF condominium office
- Located at One Aventura Executive Center
- Class A office building completed in 2007
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
$41,772
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
3.93%
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%
$835,440
$835.4K
Cap Rate 7%
$596,743
$596.7K
Cap Rate 9%
$464,133
$464.1K
Market Conditions
NOI Build-Up for 1,576 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
$71.9K $45.60/SF
− Vacancy
−$16.2K −$10.26/SF
EGI
$55.7K $35.34/SF
− OpEx
−$13.9K −$8.84/SF
NOI
$41.8K $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%
$835,440
Cap Rate 7%
$596,743
Cap Rate 9%
$464,133
Alternative Uses
Best Use
Office B
$596.7K
$522.2K – $696.2K
NOI $41,772 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$799.6K
$699.6K – $932.8K
NOI $55,970 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property 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
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 - Condominium office suite in a 2007 professional office building with 24/7 access.
Where is this office units located?
The property is located at 20900 NE 30th Ave # 405 Unit 404-405 Aventura, FL.
What is the asking price?
The asking price for this property is $1,063,793.
What are key features of this property?
This property features: 1,576 SF condominium office; Located at One Aventura Executive Center; Class A office building completed in 2007
