New Professional Office
New
For Sale
$595,000
21290 Biscayne Boulevard #303, Aventura, FL 33180
Two adjoining suites offer flexible purchase configurations with central air conditioning and on-site parking.
Property Size597 SF
Price / SF$463.40
Days on Market2
Property Features for 21290 Biscayne Boulevard #303
General Information
Standard status
Active
Size
597 SF
Total Parking Spaces
2
Additional Details
Floor
3
Office Units
2
Taxes and HOA fees
Annual Taxes
$320
Amenities
14 height ceilings
oversized windows
central AC
Building Details
Building Size
597 SF
Buildings
1
Stories
10
Listing Agency:
EXP Realty LLC
Listed By:
Ecaterina Morosan · License #3490655
(929) 444-8802
Source:
Laerrealty
Added: Sep 6
Last Checked: Sep 6 at 2:18PM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
Units 302 and 303 are newly built professional office suites that may be acquired together or individually. The combined configuration provides 1,284 square feet, while the separate suites measure 687 square feet and 597 square feet. Each office includes 14-foot ceilings, oversized windows, central AC, and one dedicated parking space, with additional guest and employee parking available on site.
The offices are part of a 10-story professional complex at 21290 Biscayne Boulevard in Aventura. The development includes 30,000 SF of commercial retail, 25,000 SF of office space, 140 senior living residences, and a parking garage. It is located in the Aventura Medical District, directly adjacent to Aventura Hospital and less than one mile from Aventura Mall. Ground-level retail and a market-style gourmet food hall are also part of the complex.
The offices are part of a 10-story professional complex at 21290 Biscayne Boulevard in Aventura. The development includes 30,000 SF of commercial retail, 25,000 SF of office space, 140 senior living residences, and a parking garage. It is located in the Aventura Medical District, directly adjacent to Aventura Hospital and less than one mile from Aventura Mall. Ground-level retail and a market-style gourmet food hall are also part of the complex.
Key Highlights
- 1,284 SF combined office configuration across Units 302 and 303
- Units may be purchased separately: 687 SF and 597 SF
- 14‑foot ceilings and oversized windows
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
5.72%
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 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$651.4K
$570.0K – $760.0K
NOI $45,600 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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 - Two adjoining suites offer flexible purchase configurations with central air conditioning and on-site parking.
Where is this office units located?
The property is located at 21290 Biscayne Boulevard #303 Aventura, FL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 1,284 SF combined office configuration across Units 302 and 303; Units may be purchased separately: 687 SF and 597 SF; 14‑foot ceilings and oversized windows
