Office buildings
Entity Owned
1-yr Hold
~
Est. High Equity
Entity Owned 
For Lease
1 / 11
$129-$28,141/Mo per office
20801 Biscayne Blvd,Unit 403, Aventura, FL 33180
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Property summary
AI-generated overview
This Class A, 13,736 square foot office building, located at 20801 Biscayne Blvd, 4th Floor, Aventura, FL 33180, in Miami-Dade County, offers a variety of flexible workspace options. The building, renovated in 2019, features 350 suites, with a minimum divisible space of 10 square feet and a maximum contiguous space of 1,300 square feet. Currently, 5,970 square feet are vacant. The property caters to diverse needs, including executive offices, coworking spaces, and creative office layouts, also accommodating professional and traditional office setups. Amenities include elevators, secure underground parking, an on-site sandwich bar, and a relaxing lounge area with greenery and a pond. Its convenient location offers easy access to Miami's major commercial, financial, and international business districts, as well as renowned beaches. The Gulfstream Park racing, casino, and entertainment complex are within walking distance. This exceptional property provides a perfect work-life balance, combining productive workspaces with a tranquil environment.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Construction
CONCRETE
Total area
78,420 SF
Lot
6.43 ac (280,176 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0010
UPID
US18-5556601
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$111.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$111.70M
Owner & transaction history
since 2024
Last sale
$111.7M
7 recorded transactions
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, FL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$111.70M
Value range
$100.53M – $122.86M
±10% around blend
Estimated value / SF
$1,424 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$100.53M
blend $111.70M
$122.86M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
78,420 SF
Lot area
6.43 ac
Year built
1986
Stories
5
APN
28-1234-079-0010
Assessed value
$70,700,000
Annual tax
$1,111,416
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$12.69M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.8 mi away · 101,441 SF
13.0 mi away · 69,800 SF
13.7 mi away · 56,787 SF
16.3 mi away · 60,540 SF
22.1 mi away · 62,456 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$111.70M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 160 sales
$1,407
+1%
Submarket 2091 sales
$682
+109%
County 2270 sales
$649
+119%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,424/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
2.10%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$7.82M *
Last sale · Nov 2024
$111.69M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$372.31M
Move the market yield to see immediate price impact.
Value / SF
$4,748
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.60%2.10%2.60%
$7.04M
$439.79M
$335.08M
$270.64M
$7.82M
$488.66M
$372.31M
$300.71M
$8.60M
$537.52M
$409.54M
$330.78M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$12.25M
8.8 mi · Apr 2026 · $216/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,111,416
Tax year 2023
Assessed value
$70,700,000
Assessed 2023
Previous assessed
$67,000,000
+5.5% YoY
Effective rate
1.57%
On assessed value
Assessed land
$25,030,176
Assessed improvement
$45,669,824
Land market value
$25,030,176
Improvement market value
$45,669,824
Total market value
$70,700,000
Applied tax rate
2,800.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1986
Construction
CONCRETE
Heating
NONE
Cooling
CENTRAL
Buildings
4
Stories
5
Total area
78,420 SF
Lot
6.43 ac (280,176 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0010
UPID
US18-5556601
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, FLZoning 9500:OFFICE PARK DISTRICT · permitted uses
9500:OFFICE PARK DISTRICT · Aventura, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
5
Buildings
4
Lot
6.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
9500:OFFICE PARK DISTRICT
Jurisdiction
Aventura, FL
Recorded code
9500:OFFICE PARK DISTRICT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 9500:OFFICE PARK DISTRICT in Aventura, FL.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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