New Office Units with Oversized
For Sale
$595,000
303-21290 Biscayne Blvd, Aventura, FL 33131
Brand-new office units offer high ceilings, oversized windows, central AC, and on-site parking.
Property Size1,284 SF
Price / SF$463.40
Days on Market8
Property Features for 303-21290 Biscayne Blvd
General Information
Standard status
Active
Size
1,284 SF
Total Parking Spaces
2
Additional Details
Floor
3
Office Units
2
Taxes and HOA fees
Annual Taxes
$320
Building Details
Buildings
1
Stories
10
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Ecaterina Morosan · License #3490655
(929) 444-8802
Source:
Exprealty
Added: Sep 4
Changed: Sep 10
Last Checked: Sep 10 at 2:46PM
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.
Office Units 302 and 303 are newly built professional spaces that may be acquired together or separately. Combined area totals 1,284 square feet, with individual units measuring 687 square feet and 597 square feet. Each office features 14-foot ceilings, oversized windows, central AC, and one dedicated parking space, with additional guest and employee parking available on site.
The offices are located at 303-21290 Biscayne Blvd in Aventura’s Medical District, directly adjacent to Aventura Hospital and less than one mile from Aventura Mall. They are part of a 10-story professional complex incorporating 30,000 square feet of commercial retail, 25,000 square feet of office space, 140 senior living residences, and a parking garage. The development also includes ground-level retail, dining, shopping, and a market-style gourmet food hall.
The offices are located at 303-21290 Biscayne Blvd in Aventura’s Medical District, directly adjacent to Aventura Hospital and less than one mile from Aventura Mall. They are part of a 10-story professional complex incorporating 30,000 square feet of commercial retail, 25,000 square feet of office space, 140 senior living residences, and a parking garage. The development also includes ground-level retail, dining, shopping, and a market-style gourmet food hall.
Key Highlights
- New construction with 14‑foot ceilings and oversized windows
- Units 302‑303 total 1,284 SF and may be purchased together or separately
- Individual office sizes: 687 SF and 597 SF
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
11,631
Businesses Nearby
Explore this area
Business Placement
Demographics for 33131, FL
26,213
Population
18,872
Households
1.4
Avg Household Size
37
Median Age
77%
College-Educated
98%
High-School Grad
0.5 sq mi
ZIP Area
52,426
Density / Sq Mi
$143,114
Median Household Income
$86,331
Median Earnings
$2,847
Median Rent
$621,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Brand-new office units offer high ceilings, oversized windows, central AC, and on-site parking.
Where is this office units located?
The property is located at 303-21290 Biscayne Blvd 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: New construction with 14‑foot ceilings and oversized windows; Units 302‑303 total 1,284 SF and may be purchased together or separately; Individual office sizes: 687 SF and 597 SF
