Condominium Office Suite with
For Sale
$1,100,000
20900 NE 30th Avenue #410-411-412, Aventura, FL 33180
Rented condominium office suite with climate control, individual meters, and building amenities including gym and Wi‑Fi.
Property Size115,000 SF
Price / SF$687.50
Days on Market48
Property Features for 20900 NE 30th Avenue #410-411-412
General Information
Standard status
Active
Size
115,000 SF
Zoning
9500
Additional Details
Clear Height
20 ft
Taxes and HOA fees
Annual Taxes
$11,490
Building Details
Building Size
115,000 SF
Year Built
2007
Listing Agency:
Concept Realty LLC
(305) 466-4243
Listed By:
Abraham Weintraub · License #3188618
(305) 466-4243
Source:
Laerrealty
Added: Jul 7
Changed: Aug 20
Last Checked: Aug 23 at 2:53AM
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 condominium office suite is currently rented and offers 1,600 rentable square feet of climate-controlled space. The building supports individual metering, providing a separated utility setup for the suite. Building amenities include 24-hour access, Wi‑Fi, and a gym, along with a staffed lobby featuring a 20-foot ceiling that supports a professional arrival experience.
Located at 20900 NE 30th Avenue in Aventura, Florida, the property includes ample parking for occupants and visitors. The combination of 24-hour access and on-site amenities is geared toward teams that require flexible hours while maintaining a polished, amenity-supported workplace environment.
For tenants, this suite offers a straightforward condominium office format with individual meters and dedicated climate control, which can simplify day-to-day occupancy management. For investors or owner-users, the suite’s status as a rented condominium office provides an income-producing structure within a building that supports after-hours access, Wi‑Fi, and gym access for occupants.
Located at 20900 NE 30th Avenue in Aventura, Florida, the property includes ample parking for occupants and visitors. The combination of 24-hour access and on-site amenities is geared toward teams that require flexible hours while maintaining a polished, amenity-supported workplace environment.
For tenants, this suite offers a straightforward condominium office format with individual meters and dedicated climate control, which can simplify day-to-day occupancy management. For investors or owner-users, the suite’s status as a rented condominium office provides an income-producing structure within a building that supports after-hours access, Wi‑Fi, and gym access for occupants.
Key Highlights
- Rented condominium office suite with 1,600 rentable SF
- Year built: 2007
- 24‑hour access with climate control in the suite
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
$42,408
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
3.86%
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%
$848,160
$848.2K
Cap Rate 7%
$605,829
$605.8K
Cap Rate 9%
$471,200
$471.2K
Market Conditions
NOI Build-Up for 1,600 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
$73.0K $45.60/SF
− Vacancy
−$16.4K −$10.26/SF
EGI
$56.5K $35.34/SF
− OpEx
−$14.1K −$8.84/SF
NOI
$42.4K $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%
$848,160
Cap Rate 7%
$605,829
Cap Rate 9%
$471,200
Alternative Uses
Best Use
Office B
$605.8K
$530.1K – $706.8K
NOI $42,408 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$811.7K
$710.3K – $947.0K
NOI $56,822 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
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 - Rented condominium office suite with climate control, individual meters, and building amenities including gym and Wi‑Fi.
Where is this office units located?
The property is located at 20900 NE 30th Avenue #410-411-412 Aventura, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Rented condominium office suite with 1,600 rentable SF; Year built: 2007; 24‑hour access with climate control in the suite
