Brand-New Office
New
For Sale
$675,000
21290 Biscayne Blvd, Aventura, FL 33180
Commercial Sale, Aventura, FL
Property Size1,284 SF
Lot Size0.23 Acres
Price / SF$525.70
Days on Market3
Property Features for 21290 Biscayne Blvd
General Information
Property type
Commercial Sale
Property subtype
Office
Subdivision
12
Standard status
Active
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
320
HOA Fee
$1,911 Monthly
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Ecaterina Morosan · License #3490655
(929) 444-8802
Added: Sep 4
Last Checked: Sep 6 at 9:06PM
MLS# A12083822
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.
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.
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 = 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
$34,032
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
5.04%
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%
$680,640
$680.6K
Cap Rate 7%
$486,171
$486.2K
Cap Rate 9%
$378,133
$378.1K
Market Conditions
NOI Build-Up for 1,284 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
$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 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%
$680,640
Cap Rate 7%
$486,171
Cap Rate 9%
$378,133
Alternative Uses
Best Use
Office B
$486.2K
$425.4K – $567.2K
NOI $34,032 @ 7.0% cap · market cap 5.04%
Second Best
Healthcare Medical
$241.7K
$211.5K – $282.0K
NOI $16,918 @ 7.0% cap · market cap 2.51%
Theoretical Best
Office A
$651.4K
$570.0K – $760.0K
NOI $45,600 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible office configuration with central AC, oversized windows, and dedicated on-site parking.
Where is this office units 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
