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    Luxury Office in Aventura Title is generated by Realmo AI

    21290 Biscayne Blvd, Aventura, FL 33180

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    New
    For Lease
    $1,800 /Mo

    Office - Aventura, FL

    Type:Office
    Lot size:
    1.88 Acres
    Added:
    May 28, 2026
    Days on Market:
    3
    Last Refresh:
    May 30 at 1:06 am

    Property Features for 21290 Biscayne Blvd

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Property condition
    New Construction
    Zoning
    6800
    Parking
    1
    Parking features
    Assigned
    Exterior features
    Security/High Impact Doors
    Standard status
    Active
    APN
    28-12-34-090-0320
    Lot size
    1.88 Acres

    Utilities

    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2024
    Number of units
    39
    Building materials
    Block
    Roof type
    Concrete
    Architectural style
    Other

    We can help!

    Listing Contact
    Moises Btesh

    Listing agent Moises Btesh License #3500774

    Listing office Related General Realty, LLC. 2999 NE 191st Street, Avenutra, FL

    Listing date May 28, 2026

    MLS# A12026633 Listing URL

    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.

    HighLights

    • Prime Aventura location with easy access to major roads, shopping, and restaurants.
    • Versatile layout adaptable for medical or administrative use.
    • Modern design with excellent natural light and high‑end finishes.
    • New construction (2024) with security/high impact doors.
    • Suitable for a variety of professional uses (medical, legal, financial, real estate, etc.).
    • Building amenities include an elegant lobby, security, and assigned parking.

    Overview

    Located in the heart of Aventura, this luxury office offers an ideal space for professionals seeking an elegant and functional business environment. The space is suitable for a medical practice, wellness clinic, attorneys, accountants, insurance agencies, real estate offices, or any executive business use. The property features a modern design, excellent natural light, high-end finishes, and a versatile layout adaptable for both medical and administrative purposes. The building offers an elegant lobby, security, and parking. The location provides easy access to major roads, shopping centers, and restaurants. This property presents a unique opportunity to establish a practice or company in one of South Florida’s most desirable business locations. The lot size is 1.8808 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Medical Office Space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Amor Animal Hospital — 20305 Biscayne Blvd, Aventura, FL 33180
    • Burch & Burch — 901 N Federal Hwy, Hallandale Beach, FL 33009
    • Banfield Pet Hospital — 21095 Biscayne Blvd, Aventura, FL 33180

    Location Insight

    • Map
    • Local Demand
    City
    Aventura
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.144607
    Latitude
    25.972071

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    FAQs

    What type of property is this?
    Medical Office Space - Exclusive office space in Aventura, perfect for various professional uses.
    Where is this medical office space located?
    The property is located at 21290 Biscayne Blvd Aventura, FL.
    What is the lease rate?
    The lease rate is $1,800 /Mo.
    What are key features of this property?
    This property features: Prime Aventura location with easy access to major roads, shopping, and restaurants.; Versatile layout adaptable for medical or administrative use.; Modern design with excellent natural light and high‑end finishes.
    (305) 962-2393
    We can help!
    Listing Contact
    Moises Btesh
    Real Estate License ID: 3500774
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    21290 Biscayne Blvd, Aventura, FL 33180
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