2980 Point East Dr Unit D112 · Aventura, FL 33160

$168,300

1 bd · 1.0 ba · 768 sqft · Condo public records · 73 Days on market

Built 1966 $477/mo HOA · 14% of rent

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

Listing remarks MLS

MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

Key facts

• Updated countertops
• Modern kitchen
• Boat slip

Tags

• WATERFRONT SETTING
• MODERN KITCHEN
• UPDATED COUNTERTOPS
• ASSIGNED PARKING SPACE
• BOAT SLIP
• WIDE RANGE OF AMENITIES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, laundry, grounds maintenance, structure maintenance, pest control, sewer, trash and water; Association amenities include boat dock, billiard room, clubhouse, fitness center, pool, shuffleboard court, spa/hot tub and transportation service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Key card entry; Security guard
• Utilities: Water service included in association; Sewer included in association; Electric service
• Home design: Condominium in a 6-story building; Entry on level 1; Updated/remodeled; Attached unit
• Construction: Block construction
• Exterior features: Balcony; Screened balcony; Canal-front and lake-front waterfront; Has a view; Southeast-facing

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Living/dining room; First-floor entry; Main living area on entry level; Tub/shower
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $168k).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 $3,437/mo this rent would consume 62% 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 $2k of equity ($1k loan paydown + $887 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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $132k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,202 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 2.04% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.05%
• DSCR: 2.25
• GRM: 4.1

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: 15.7%
• Equity multiple: 1.76×
• Total profit: $35,892
• Equity at exit: $53,350

10-year hold

• IRR: 17.7%
• Equity multiple: 2.88×
• Total profit: $88,479
• Equity at exit: $67,824

Cash invested: $47,124 (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: 4.1×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$883
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$477
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $675

Break-even live

Break-even rent $2,582

Max offer price $168,300

Occupancy floor 75%

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: $42,075
• Closing costs: $5,049
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $477 · $5,724/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $168,300 Active 73 DOM
2. 2026-06-17
   days on market $168,300 Active 72 DOM
3. 2026-06-16
   days on market $168,300 Active 71 DOM
4. 2026-06-15
   days on market $168,300 Active 70 DOM
5. 2026-06-13
   pricedays on market $168,300 Active 68 DOM
6. 2026-06-09
   days on market $172,180 Active 64 DOM
7. 2026-06-08
   days on market $172,180 Active 63 DOM
8. 2026-06-07
   days on market $172,180 Active 62 DOM
9. 2026-06-04
   days on market $172,180 Active 59 DOM
10. 2026-06-03
    days on market $172,180 Active 58 DOM
11. 2026-06-02
    days on market $172,180 Active 57 DOM
12. 2026-06-01
    days on market $172,180 Active 56 DOM
13. 2026-05-31
    days on market $172,180 Active 55 DOM
14. 2026-04-06
    listed $172,180 Active
15. 2023-12-26
    soldstatus $132,200
16. 2023-12-19
    soldstatus $132,180 Closed 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

17. 2023-12-01
    status Pending 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

18. 2023-11-08
    historical Active Under Contract 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

19. 2023-11-01
    status Active 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

20. 2023-11-01
    price $142,000 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

21. 2023-10-04
    status Pending 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

22. 2023-09-18
    price $169,900 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

23. 2023-08-10
    price $186,200 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

24. 2023-07-26
    listed $196,000 Active 741-char remark

    Show marketing remark (741 chars)

    MAJOR PRICE ADJUSTMENT!!!! Have the best of both worlds - conveniently located near all of the amenities and activities you want or need (Aventura Mall, Gulfstream Park, Restaurants, Stores) and yet with beautiful tranquil lake views just outside your windows and patio. This 55+ Community has resort style amenities which will make you feel like you are always on vacation. This 1BR/1BA condo in Point East is waiting for you to make it your own. No renting for the first 18 months of ownership. No occupants under the age of 18. Min of 10% down on Cash offers and 1% on financed offers. All contracts and offers are subject to final review & approval of seller and are not binding unless entire agreement is ratified by all parties.

25. 2023-06-30
    status Active
26. 2023-05-26
    listed $196,000 Active
27. 1977-10-01
    soldstatus $31,500

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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 7/10 Severe FEMA zone AE · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 25 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: $41,238
• − Mortgage interest: −$9,427
• − Property taxes: −$2,203
• − Insurance: −$5,960
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − HOA: −$5,724
• − Depreciation: −$4,896
• Taxable income: $6,430
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $6,557/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: 34,147
• 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

+446.6% since first listed

14 events — show timeline

• 2026-04-06 Listed $172,180 MARMLS
• 2023-12-26 Sold (Public Records) $132,200 Public Records
• 2023-12-19 Sold (MLS) $132,180 MARMLS
• 2023-12-01 Pending — MARMLS
• 2023-11-08 Contingent — MARMLS
• 2023-11-01 Relisted — MARMLS
• 2023-11-01 Price Changed $142,000 MARMLS
• 2023-10-04 Pending — MARMLS
• 2023-09-18 Price Changed $169,900 MARMLS
• 2023-08-10 Price Changed $186,200 MARMLS
• 2023-07-26 Listed $196,000 MARMLS
• 2023-06-30 Relisted — MARMLS
• 2023-05-26 Listed $196,000 MARMLS
• 1977-10-01 Sold (Public Records) $31,500 Public Records

Property tax history

+21.9%/yr

Latest (2025): $2,203 · -12.7% YoY. Source: county tax records.