Luxury Condominium Office
For Sale
$4,250,000
600-20900 Ne 30th Ave, Aventura, FL 33135
Class A office suite features a 13-foot ceiling, private offices, conference rooms, and an open work area with 14 stations.
Property Size5,924 SF
Price / SF$717.42
Days on Market71
Property Features for 600-20900 Ne 30th Ave
General Information
Standard status
Active
Size
5,924 SF
Class
A
Total Parking Spaces
22
Additional Details
Clear Height
13 ft
Taxes and HOA fees
Annual Taxes
$44,511
Amenities
double height lobby
coffee shop
bank
fitness center with showers
Listing Agency:
Moon Key Realty, LLC
Listed By:
Fernando Levy Hara
(305) 917-7673
Source:
Exprealty
Added: Jul 2
Changed: Sep 6
Last Checked: Sep 9 at 7:34AM
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 Moon Key Realty, LLC
Investment Insights
Based on property information with market context.
Luxury condominium office suite in a Class A office building offering 5,924 net rentable square feet. The suite includes a lobby with front desk, two conference rooms, 13 private offices, two file rooms, an open work area with 14 working stations, a copy room, and an ample kitchen/break room. Finishes are described as luxury, and the suite has a 13-foot high ceiling.
The office building includes a double-height lobby, a coffee shop in a tropical breezeway, a bank, and a fitness center with showers. The suite is currently occupied by the owners and is described as able to move out quickly.
Parking is provided with 22 reserved spaces on the second and third floors of a covered garage adjacent to the building, along with guest parking for visitors at no charge. The stated net rentable area includes CAM, and the property is shown as 5,429 SF on the property appraiser website.
The office building includes a double-height lobby, a coffee shop in a tropical breezeway, a bank, and a fitness center with showers. The suite is currently occupied by the owners and is described as able to move out quickly.
Parking is provided with 22 reserved spaces on the second and third floors of a covered garage adjacent to the building, along with guest parking for visitors at no charge. The stated net rentable area includes CAM, and the property is shown as 5,429 SF on the property appraiser website.
Key Highlights
- 5,924 net rentable SF luxury condominium office suite in a class A office building in the heart of Aventura
- Suite layout includes lobby with front desk, two conference rooms, 13 private offices, two file rooms, and open work area with 14 work stations
- Additional interior spaces include a copy room and an ample kitchen/break room
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
$157,016
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
3.69%
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%
$3,140,320
$3.1M
Cap Rate 7%
$2,243,086
$2.2M
Cap Rate 9%
$1,744,622
$1.7M
Market Conditions
NOI Build-Up for 5,924 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
$270.1K $45.60/SF
− Vacancy
−$60.8K −$10.26/SF
EGI
$209.4K $35.34/SF
− OpEx
−$52.3K −$8.84/SF
NOI
$157.0K $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%
$3,140,320
Cap Rate 7%
$2,243,086
Cap Rate 9%
$1,744,622
Alternative Uses
Best Use
Office B
$2.24M
$1.96M – $2.62M
NOI $157,016 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.01M
$2.63M – $3.51M
NOI $210,385 @ 7.0% cap · market cap 4.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
13 ft
Clear height
Location Intelligence
Trade Area within ½ mile
2,159
Businesses Nearby
Explore this area
Business Placement
Demographics for 33135, FL
36,232
Population
15,922
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
70%
High-School Grad
2.1 sq mi
ZIP Area
17,253
Density / Sq Mi
$37,757
Median Household Income
$28,850
Median Earnings
$1,315
Median Rent
$396,700
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 - Class A office suite features a 13-foot ceiling, private offices, conference rooms, and an open work area with 14 stations.
Where is this office units located?
The property is located at 600-20900 Ne 30th Ave Aventura, FL.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 5,924 net rentable SF luxury condominium office suite in a class A office building in the heart of Aventura; Suite layout includes lobby with front desk, two conference rooms, 13 private offices, two file rooms, and open work area with 14 work stations; Additional interior spaces include a copy room and an ample kitchen/break room
