2780 NE 183rd St #1601 · Aventura, FL 33160

$305,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 728 Days on market

Built 1971 $1150/mo HOA · 30% of rent

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Why this score? — see what drove the D+ 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 +10.8/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Gorgeous 2bed 2 bath corner unit in Aventura. Lots of space and natural light in this large unit, with an open balcony from where you can enjoy beautiful sunsets. Brand new floors. Views from evry room. Walking distance to houses of workship, shopping and major roadways. Building has great amenities, 2 pools, gym, BBQ area, 2 tennis courts, party room with kitchen, billiards and more. Cable, wifi and hot water are included with the HOA's. UNIT IS RENTED FOR $2350 PER MONTH UNTIL NOVEMBER 2026 Make your best offer!!

Key facts

• $1,150 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association fee includes management, amenities, common areas, cable TV, hot water, internet, laundry, parking, pool(s), sewer, security, trash and water
• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association amenities include boat dock, marina, fitness center, pool, tennis courts, billiard room, community kitchen, laundry, storage, barbecue/picnic area, playground, transportation service, elevators

Exterior

• Parking: Guest parking; Open parking; One assigned parking space
• Security: Complex fenced; Doorman; Security guard
• Utilities: Cable available; Water service (association-managed); Sewer (association-managed); Trash service (association-managed)
• Home design: Condominium unit in a 22-story building; Entry on level 16
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Trash compactor
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed; Elevator; Eat-in kitchen; Living/dining room; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (32.7% below list).
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $205k (32.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,874/mo this rent would consume 69% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 728 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask is 11631% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $189k; list at $305k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 30% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,315 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 728 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. 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: 1.27% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.48×
• Total profit: $-44,106
• Equity at exit: $96,683

10-year hold

• IRR: -6.8%
• Equity multiple: 0.26×
• Total profit: $-62,802
• Equity at exit: $122,913

Cash invested: $85,400 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,874 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$127
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $-564

Break-even live

Break-even rent $4,588

Max offer price $205,315

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,150 · $13,800/yr
• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $305,000 Active 728 DOM
2. 2026-06-17
   days on market $305,000 Active 727 DOM
3. 2026-06-16
   days on market $305,000 Active 726 DOM
4. 2026-06-15
   days on market $305,000 Active 725 DOM
5. 2026-06-13
   days on market $305,000 Active 723 DOM
6. 2026-06-09
   days on market $305,000 Active 719 DOM
7. 2026-06-08
   days on market $305,000 Active 718 DOM
8. 2026-06-08
   days on market $305,000 Active 717 DOM
9. 2026-06-04
   days on market $305,000 Active 714 DOM
10. 2026-06-03
    days on market $305,000 Active 713 DOM
11. 2026-06-02
    days on market $305,000 Active 712 DOM
12. 2026-06-01
    days on market $305,000 Active 711 DOM
13. 2026-05-31
    days on market $305,000 Active 710 DOM
14. 2025-12-10
    price $305,000
15. 2025-09-19
    price $310,000
16. 2024-09-03
    historical $2,600
17. 2024-08-18
    listed $2,600
18. 2024-08-16
    price $320,000
19. 2024-07-03
    historical $2,975
20. 2024-06-20
    listed $330,000 Active
21. 2024-04-25
    price $2,975
22. 2024-03-22
    listed $3,200
23. 2022-02-11
    historical
24. 2021-08-12
    listed $219,000
25. 2021-07-01
    historical
26. 2021-05-03
    price $229,000
27. 2021-03-06
    listed $235,000 Active
28. 2019-09-27
    soldstatus $189,000
29. 2019-09-09
    soldstatus $189,000 Sold
30. 2019-08-19
    status Backup Contract
31. 2019-07-16
    status Active
32. 2019-06-27
    price $199,900
33. 2019-02-26
    status Active
34. 2019-02-06
    historical
35. 2019-02-06
    historical
36. 2019-01-16
    listed $229,900 Active
37. 2018-02-27
    soldstatus $210,000
38. 2018-02-15
    soldstatus $210,000 Sold
39. 2017-11-03
    listed $225,000 Active
40. 2011-09-12
    soldstatus $100,000
41. 2011-06-07
    soldstatus $123,000
42. 2011-05-31
    soldstatus $100,000
43. 1986-12-01
    soldstatus $50,000
44. 1973-07-01
    soldstatus $38,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,856 · $321/mo
• Projected year-2 tax: $3,856 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,483
• − Mortgage interest: −$17,085
• − Property taxes: −$3,856
• − Insurance: −$6,644
• − Repairs & maintenance: −$3,719
• − Management: −$3,719
• − HOA: −$13,800
• − Depreciation: −$8,873
• Taxable loss: −$11,211
• Est. tax savings @ 24.0%: +$2,691
• After-tax cash flow: $-4,081/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.

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: 90,324
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+702.6% since first listed

31 events — show timeline

• 2025-12-10 Price Changed $305,000 MARMLS
• 2025-09-19 Price Changed $310,000 MARMLS
• 2024-09-03 Rental Removed $2,600 MARMLS
• 2024-08-18 Listed for Rent $2,600 MARMLS
• 2024-08-16 Price Changed $320,000 MARMLS
• 2024-07-03 Rental Removed $2,975 MARMLS
• 2024-06-20 Listed $330,000 MARMLS
• 2024-04-25 Price Changed $2,975 MARMLS
• 2024-03-22 Listed for Rent $3,200 MARMLS
• 2022-02-11 Listing Removed — Beaches MLS
• 2021-08-12 Listed $219,000 Beaches MLS
• 2021-07-01 Listing Removed — MARMLS
• 2021-05-03 Price Changed $229,000 MARMLS
• 2021-03-06 Listed $235,000 MARMLS
• 2019-09-27 Sold (Public Records) $189,000 Public Records
• 2019-09-09 Sold (MLS) $189,000 MARMLS
• 2019-08-19 Pending — MARMLS
• 2019-07-16 Relisted — MARMLS
• 2019-06-27 Price Changed $199,900 MARMLS
• 2019-02-26 Relisted — MARMLS
• 2019-02-06 Listing Removed — MARMLS
• 2019-02-06 Listing Removed — MARMLS
• 2019-01-16 Listed $229,900 MARMLS
• 2018-02-27 Sold (Public Records) $210,000 Public Records
• 2018-02-15 Sold (MLS) $210,000 MARMLS
• 2017-11-03 Listed $225,000 MARMLS
• 2011-09-12 Sold (MLS) $100,000 MARMLS
• 2011-06-07 Sold (Public Records) $123,000 Public Records
• 2011-05-31 Sold (Public Records) $100,000 Public Records
• 1986-12-01 Sold (Public Records) $50,000 Public Records
• 1973-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,856 · -8.3% YoY. Source: county tax records.