Aventura Executive Center Condo
For Sale
$2,052,473
20900 NE 30th Ave 406-415, Aventura, FL 33180
2737 SF office space in prime Aventura location.
Property Size110,000 SF
Lot Size1.95 Acres
Price / SF$749.90
Days on Market159
Property Features for 20900 NE 30th Ave 406-415
General Information
Standard status
Active
Size
110,000 SF
Lot size
1.95 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$19,216
Building Details
Building Size
110,000 SF
Year Built
2007
Listing Agency:
Concept Realty LLC
(305) 466-4243
Listed By:
Abraham Weintraub · License #3188618
(305) 466-4243
Source:
Elliman
Added: Mar 12
Changed: Aug 11
Last Checked: Aug 11 at 11:17AM
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.
Located in the heart of Aventura, this 2737 square-foot office space is situated within the One Aventura Executive Center, a Class A office building. The property is located at 20900 NE 30 Avenue, Aventura, FL. The location offers strategic accessibility and the building provides 24/7 access, a gym, and ample parking. This property presents an opportunity for investors or businesses seeking a workspace in a high-demand market.
Key Highlights
- Prime Aventura location within the prestigious One Aventura Executive Center.
- Spacious 2737 square‑foot Class A office space.
- Excellent investment opportunity in a high‑demand market.
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
$72,544
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%
$1,450,880
$1.5M
Cap Rate 7%
$1,036,343
$1.0M
Cap Rate 9%
$806,044
$806.0K
Market Conditions
NOI Build-Up for 2,737 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
$124.8K $45.60/SF
− Vacancy
−$28.1K −$10.26/SF
EGI
$96.7K $35.34/SF
− OpEx
−$24.2K −$8.84/SF
NOI
$72.5K $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%
$1,450,880
Cap Rate 7%
$1,036,343
Cap Rate 9%
$806,044
Alternative Uses
Best Use
Office B
$1.04M
$906.8K – $1.21M
NOI $72,544 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,202 @ 7.0% cap · market cap 4.74%
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 - 2737 SF office space in prime Aventura location.
Where is this office units located?
The property is located at 20900 NE 30th Ave 406-415 Aventura, FL.
What is the asking price?
The asking price for this property is $2,052,473.
What are key features of this property?
This property features: Prime Aventura location within the prestigious One Aventura Executive Center.; Spacious 2737 square‑foot Class A office space.; Excellent investment opportunity in a high‑demand market.
