Office Unit with Window
For Sale
$1,995,000
2820 NE 214th St, Aventura, FL 33180
Commercial Sale, Aventura, FL
Property Size2,378 SF
Lot Size1.36 Acres
Price / SF$838.94
Days on Market14
Property Features for 2820 NE 214th St
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
6800
Parking
2
Parking features
Assigned
Subdivision
12
Standard status
Active
APN
28-12-34-089-0240
Lot size
1.36 Acres
Taxes and HOA fees
Tax Description
OFFICES AT IVORY 214 COMMERCIAL CONDO UNIT 1010 UNDIV 5.704607% INT IN COMMON ELEMENTS OFF REC 32309-3328
HOA Fee
$2,186 Monthly
Legal Description
OFFICES AT IVORY 214 COMMERCIAL CONDO UNIT 1010 UNDIV 5.704607% INT IN COMMON ELEMENTS OFF REC 32309-3328
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Flooring type
Tile
Building materials
Block
Roof type
Concrete
Listing Agency:
Golden Keys Inc
(305) 904-9998
Listed By:
Victoria Romanenko · License #3264985
(305) 904-9998
Added: Aug 20
Last Checked: Sep 2 at 2:06AM
MLS# A12074385
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.
Unit 1010 offers 2,378 square feet of contemporary office space with a layout that combines private offices, glass-enclosed work areas, open workspace, and a reception or lounge area. Floor-to-ceiling windows bring substantial natural light into the suite, while tile flooring and an integrated kitchenette complete the interior configuration. The property is constructed with block materials and includes assigned parking, public water, and public sewer service.
The office is part of a professional setting that includes medical and office users, with nearby retail, hospitality, dining, shopping, and healthcare services. Aventura Hospital is within walking distance, and Gulfstream Park and Aventura Commons are minutes away. Access is available from Biscayne Boulevard (US-1) and NE 214th Street.
The office is part of a professional setting that includes medical and office users, with nearby retail, hospitality, dining, shopping, and healthcare services. Aventura Hospital is within walking distance, and Gulfstream Park and Aventura Commons are minutes away. Access is available from Biscayne Boulevard (US-1) and NE 214th Street.
Key Highlights
- 2,378 square feet of office space in Unit 1010
- Floor‑to‑ceiling windows with abundant natural light
- Private offices, glass‑enclosed workspaces, and open work areas
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
$63,029
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
3.16%
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%
$1,260,580
$1.3M
Cap Rate 7%
$900,414
$900.4K
Cap Rate 9%
$700,322
$700.3K
Market Conditions
NOI Build-Up for 2,378 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
$108.4K $45.60/SF
− Vacancy
−$24.4K −$10.26/SF
EGI
$84.0K $35.34/SF
− OpEx
−$21.0K −$8.84/SF
NOI
$63.0K $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%
$1,260,580
Cap Rate 7%
$900,414
Cap Rate 9%
$700,322
Alternative Uses
Best Use
Office B
$900.4K
$787.9K – $1.05M
NOI $63,029 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,452 @ 7.0% cap · market cap 4.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
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 - Contemporary professional suite with private offices, glass workspaces, reception, open areas, and an integrated kitchenette.
Where is this office units located?
The property is located at 2820 NE 214th St Aventura, FL.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 2,378 square feet of office space in Unit 1010; Floor‑to‑ceiling windows with abundant natural light; Private offices, glass‑enclosed workspaces, and open work areas
