Listing Agency: EXP Realty LLC a***@exprealty.com Show Phone

Listed By: Ecaterina Morosan · License #3490655 Show Phone

Added: Sep 4 Changed: Sep 30 Last Checked: Oct 22 at 10:06AM

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MLS# A12083822

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Investment Insights

Based on property information with market context.

Brand-new office units 302 and 303 offer a combined 1,284 square feet, with individual options of 687 square feet and 597 square feet. The suites feature 14-foot ceilings, oversized windows, central AC, and one parking space per office, with additional guest and employee parking available on site.

The offices are part of a 10-story professional complex at 21290 Biscayne Blvd in Aventura. The development includes 30,000 square feet of commercial retail space, 25,000 square feet of offices, 140 senior living residences, and a parking garage. The property is adjacent to Aventura Hospital and less than one mile from Aventura Mall, with ground-level retail and a market-style gourmet food hall within the complex.

Key Highlights

• Units 302 and 303 total 1,284 square feet
• Available together or separately: 687 square feet and 597 square feet
• 14‑foot ceilings, oversized windows, and central AC

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$34,032

Cap Rate

5.04%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$680,640 $680.6K

Cap Rate 7%

$486,171 $486.2K

Cap Rate 9%

$378,133 $378.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,284 SF

Gross rent

$58.6K $45.60/SF

− Vacancy

−$13.2K −$10.26/SF

EGI

$45.4K $35.34/SF

− OpEx

−$11.3K −$8.84/SF

NOI

$34.0K $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 Rate 5%

$680,640

Cap Rate 7%

$486,171

Cap Rate 9%

$378,133

Alternative Uses

Best Use

Office B

$486.2K

$425.4K – $567.2K (±1% cap)

NOI $34,032 @ 7.0% cap · market cap 5.04%

Second Best

Healthcare Medical

$241.7K

$211.5K – $282.0K (±1% cap)

NOI $16,918 @ 7.0% cap · market cap 2.51%

Theoretical Best

Office A

$651.4K

$570.0K – $760.0K (±1% cap)

NOI $45,600 @ 7.0% cap · market cap 6.76%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Office Units

Suggested Use

Top Pick Auto Parts Store Auto Repair Shop Storage Facility Electrical Service Garden Center Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Office units

Location Intelligence

Trade Area within ½ mile

3,528

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

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

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Frequently Asked Questions

What type of property is this?

Office unit - Flexible office configuration with central AC, oversized windows, and dedicated on-site parking.

Where is this office unit located?

The property is located at 21290 Biscayne Blvd Aventura, FL.

What is the asking price?

The asking price for this property is $675,000.

What are key features of this property?

This property features: Units 302 and 303 total 1,284 square feet; Available together or separately: 687 square feet and 597 square feet; 14‑foot ceilings, oversized windows, and central AC