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Property profile & analytics
OFF-MARKET
Estimated value
$111,695,000
Office buildings
20807 Biscayne Blvd, Aventura, FL 33180-1406
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US18-4475740
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
CONCRETE
Total area
290,319 SF
Lot
2.23 ac (97,286 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0020
UPID
US18-4475740
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$111.70M
CAP Approach
CAP
$136.68M
Comparable Approach
Comparable
$140.60M
Blend (final)
Blend
$111.70M
Owner & transaction history
Aventura Property Owner LLC · 1 yrs held
Aventura Property Owner LLC
since 2024
Last sale
$111.7M
7 recorded transactions
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Aventura submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aventura submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$111,695,000
ML approach
$111,695,000
CAP Approach
CAP Return
Estimation
6%
$148,065,000
6.5%
$136,675,000
7%
$126,910,000
Blend value · Realmo final
$111.70M
Range $100.53M – $122.86M · ±10% · vs last sale $111.69M (Nov 21 2024)
Last sale anchor
$111.69M
Nov 21 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$385 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$608,133
Tax year 2023
Assessed value
$39,000,000
Assessed 2023
Previous assessed
$37,400,000
+4.3% YoY
Effective rate
1.56%
On assessed value
Assessed land
$9,728,600
Assessed improvement
$29,271,400
Land market value
$9,728,600
Improvement market value
$29,271,400
Total market value
$39,000,000
Applied tax rate
2,800.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
NONE
Cooling
AC.CHILLED WATER
Stories
6
Total area
290,319 SF
Lot
2.23 ac (97,286 SF)
Zoning code
9500:OFFICE PARK DISTRICT
APN
28-1234-079-0020
UPID
US18-4475740
Jurisdiction
DADE
Metro division
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISION
Zoning & alternative use
9500:OFFICE PARK DISTRICT · Aventura, FL
Zoning 9500:OFFICE PARK DISTRICT · permitted uses
9500:OFFICE PARK DISTRICT · Aventura, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aventura. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2007
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
6
Lot
2.23 ac
Current owner
From public records · entity-resolved
Aventura Property Owner LLC
Entity
Mailing address
915 BROADWAY STE #1308, NEW YORK, NY 10010-7132
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2024
$111,693,200
Aventura Property Owner LLC
Aventura Opportunity Owner LLC
Special Warranty Deed
$112,800,000 · Lccm 2021 Fl3 Trust
Jul 29, 2021
$140,000,000
Aventura Opportunity Owner LLC
Renaissance Aventura LLC
Special Warranty Deed
—
May 10, 2016
$105,280,000
Renaissance Aventura LLC
Acc Of Gp Investment LLC
Grant Deed
—
May 10, 2016
—
Renaissance Aventura LLC
—
Deed
related
$50,000,000 · Miscellaneous Ins Co
Sep 13, 2011
—
Southeastern Headquarters INC
—
Deed Of Trust
related
$9,000,000 · Wells Fargo Bank
Aug 15, 2006
—
Acc Of Gp Dev LLC
—
Deed Of Trust
related
$23,172,000 · Wachovia Bk
—
—
Acc Of Gp Dev LLC
—
Deed Of Trust
related
$283,339 · Wachovia Bank NA
—
—
Acc Of Gp Dev LLC
—
Loan Modification
related
$21,385,918 · Wells Fargo Bk
—
—
Acc Of Gp Dev LLC
—
Deed Of Trust
related
$23,985,918 · Wachovia Bank NA
—
—
Acc Of Gp Dev LLC
—
Deed Of Trust
related
$5,000,000 · Wachovia Bank NA
—
—
Renaissance Aventura LLC
—
Loan Modification
related
$50,000,000 · Miscellaneous Ins Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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