19195 NE 36th Ct #604 · Aventura, FL 33180

$335,000

1 bd · 1.0 ba · 857 sqft · Condo · 45 Days on market

Built 1989 Good condition $195/mo HOA · 5% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

Key facts

• $195 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or possible restrictions
• HOA & community: Association fee covers cable TV, internet, parking, and security; Association amenities include basketball court, marina, elevators, fitness center, playground, pickleball, pool, and tennis courts; Association fee examples: $585 quarterly; another fee listed at $790 monthly

Exterior

• Parking: One covered parking space; 1-car garage
• Security: Complex fenced; Doorman; Secured lobby
• Home design: Condo/Apartment in a 20-story building; Entry on level 6; Has a view
• Construction: Resale property
• Exterior features: Tennis court(s); Heated association pool

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Interior features: Elevator; Other interior features
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.6% in Aventura — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#127 in FL, #1,834 nationally) — a professional / high-income tenant draw. Strengths: schools A+, health & safety A+, amenities A; Watch: crime D+, cost of living F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.5%/yr); 985 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,610/mo this rent would consume 48% of the median local household income ($91k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; list at $335k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $324,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-42,906
• Equity at exit: $49,950

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-49,492
• Equity at exit: $28,965

Cash invested: $93,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,610 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$195
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $342

Break-even live

Break-even rent $3,177

Max offer price $335,000

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.28mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.28mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.32mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	1.36mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	1.37mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	1.38mi

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $335,000 Active 45 DOM
2. 2026-06-17
   days on market $335,000 Active 44 DOM
3. 2026-06-16
   days on market $335,000 Active 43 DOM
4. 2026-06-15
   days on market $335,000 Active 42 DOM
5. 2026-06-13
   days on market $335,000 Active 40 DOM
6. 2026-06-09
   days on market $335,000 Active 36 DOM
7. 2026-06-08
   days on market $335,000 Active 35 DOM
8. 2026-06-07
   days on market $335,000 Active 34 DOM
9. 2026-06-04
   days on market $335,000 Active 31 DOM
10. 2026-06-03
    days on market $335,000 Active 30 DOM
11. 2026-06-02
    days on market $335,000 Active 29 DOM
12. 2026-06-01
    days on market $335,000 Active 28 DOM
13. 2026-05-31
    days on market $335,000 Active 27 DOM
14. 2026-04-30
    listed $335,000 Active
15. 2015-01-12
    historical
16. 2014-09-17
    price $269,000
17. 2014-07-11
    listed $279,000 Active
18. 2014-03-27
    soldstatus $180,000 Sold 317-char remark

    Show marketing remark (317 chars)

    BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

19. 2014-02-04
    status Pending 317-char remark

    Show marketing remark (317 chars)

    BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

20. 2014-01-07
    price $189,500 317-char remark

    Show marketing remark (317 chars)

    BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

21. 2013-12-14
    price $199,500 317-char remark

    Show marketing remark (317 chars)

    BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

22. 2013-11-19
    listed $210,000 Active 317-char remark

    Show marketing remark (317 chars)

    BEAUTIFUL UNIT IN AVENTURA, VIEW TO WATER AND POOL AREA FROM A WIDE BALCONY, ONE BEDROOM NICE PRIVATE COMMUNITY WITH SECURE ENTRANCE, VALET PARKING AND RECEPTIONIST IN EACH BUILDING, ALL OFFERS MUST BE PRESENTED IN A FARBAR ASIS CONTRACT WITH PROOF OF FUN DS AND OFFER SUBMISSION FORM, SELLER DESIGNATES TITLE COMPANY

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,324
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,466
• − Management: −$3,466
• − HOA: −$2,340
• − Depreciation: −$9,745
• Taxable loss: −$1,159
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $4,383/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern 1-bedroom condo is ready to move-in or rent. It features a spacious layout, modern appliances, and a prime location with direct water views.

Value-add opportunities

• Resale renovate kitchen cabinets — modernizing the kitchen
• Both install smart home devices — increases convenience and marketability
• Resale paint exterior — enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale renovate kitchen cabinets — modernizing the kitchen ↑
• Both install smart home devices — increases convenience and marketability ↑
• Resale paint exterior — enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Aventura

• Score: 80/100
• State rank: #127
• US rank: #1834

Category grades

Amenities A Commute A Cost of living F Crime D+ Employment B+ Housing B+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aventura, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 34,147
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 46% Hispanic / Latino 45% Two or more races 28% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7% Dominican 1% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 5% Italian 3%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 49% Other Indo-European 6% Russian/Polish/Slavic 4%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.81%
• Current HPI: 234.7715
• Rent YoY: ▼ -1.51%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+59.5% since first listed

9 events — show timeline

• 2026-04-30 Listed $335,000 MARMLS
• 2015-01-12 Listing Removed — MARMLS
• 2014-09-17 Price Changed $269,000 MARMLS
• 2014-07-11 Listed $279,000 MARMLS
• 2014-03-27 Sold (MLS) $180,000 MARMLS
• 2014-02-04 Pending — MARMLS
• 2014-01-07 Price Changed $189,500 MARMLS
• 2013-12-14 Price Changed $199,500 MARMLS
• 2013-11-19 Listed $210,000 MARMLS