19195 NE 36th Ct #1503 · Aventura, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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).
- ARV discount +13.3/15.0
- Cash flow +6.9/30.0
- 1% rule +5.2/10.0
- Schools +4.5/10.0
- Livability +4.0/5.0
- Condition / age +3.8/5.0
- Rent growth +2.1/5.0
- DSCR +1.1/10.0
- Appreciation +0.0/10.0
$399,000
19195 NE 36th Ct #1503 · Aventura, FL 33180
2 bd · 2.0 ba · 1,183 sqft · Condo
· 149 Days on market
Built 1989
1-car garage
$337/sqft
· 13% below area
Est $458k · 13% under
$1050/mo HOA · 26% of rent
↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Rare blank-canvas opportunity with unobstructed Intracoastal Waterway views in Mystic Pointe Tower 100. Lovingly maintained by its original owner since the building’s earliest years, this 2-bedroom, 2-bath residence offers generous living space, floor-to-ceiling sliding glass doors, abundant natural light, and a private balcony with direct water views — a truly rare feature at this price point in Aventura. Positioned away from the Lehman Causeway, the home offers peaceful views, free of traffic noise. Ready for a buyer who wants the freedom to design a perfect home without paying a premium for someone else’s renovation choices.
Key facts
- Pickleball courts
- Private marina
- Tennis courts
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $399k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-599 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $312k (21.7% below list).
- Meets the 1% rule at list price ($4k rent vs $399k).
- Recommended offer: $312k (21.7% below list) — sets the bar for cash-flow.
- Cap rate 4.5% vs local median 2.1% 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: health & safety A+, amenities A, commute 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.
- Zoned schools: Aventura Waterways K-8 Center (math 56% / reading 65%, grade B-, #664 of 2,144 statewide, top 32%, 2,168 students, 32% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL) — zoned schools average 44% FRL vs 64% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-1.5%/yr); 1324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- At $4,061/mo this rent would consume 54% of the median local household income ($91k/yr) (locally 16% 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 $3k of loan paydown is wiped out by about $12k 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 149 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 26% of rent.
Recommended offer
$312,261
(21.7% below list)
Questions for the listing agent
- 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?
- It's been on market 149 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 1.02% ✓
- Cap rate
- 4.49%
- Cash-on-cash
- -6.44%
- DSCR
- 0.71
- GRM
- 8.2
CMA / ARV
- ARV (median comp)
- $457,500
- List price
- $399,000
- Delta
- -12.79%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3530 Mystic Pointe Dr #2907 | 0.46mi | 2/2.0 | 1,181 (-0%) | 0mo | $385,000 | $326 | 78 |
| 19355 Turnberry Way Unit 25C | 0.38mi | 1/1.5 (-1) | 1,077 (-9%) | 0mo | $225,000 | $209 | 60 |
| 3161 S Ocean Dr #1405 | 1.23mi | 2/2.0 | 1,145 (-3%) | 0mo | $325,000 | $284 | 60 |
| 18101 Collins Ave #1906 | 1.27mi | 1/1.5 (-1) | 1,168 (-1%) | 0mo | $950,000 | $813 | 56 |
| 20281 E Country Club Dr #210 | 0.47mi | 2/2.0 | 1,400 (+18%) | 0mo | $270,000 | $193 | 53 |
| 2535 NE 193rd St #3203 | 1.32mi | 2/2.5 | 1,273 (+8%) | 0mo | $410,000 | $322 | 50 |
| 18260 N Bay Rd #420 | 1.08mi | 2/2.0 | 1,065 (-10%) | 0mo | $435,000 | $408 | 48 |
| 17801 N Bay Rd #210 | 1.29mi | 2/2.0 | 1,330 (+12%) | 0mo | $400,000 | $301 | 44 |
| 18181 NE 31st Ct Ph 10 | 1.21mi | 2/2.0 | 1,339 (+13%) | 0mo | $315,000 | $235 | 43 |
| 2049 S Ocean Dr #701 | 1.39mi | 2/2.0 | 1,360 (+15%) | 0mo | $625,000 | $460 | 40 |
| 2960 NE 207th St #10 | 0.87mi | 2/2.5 | 1,368 (+16%) | 0mo | $975,000 | $713 | 38 |
| 20441 NE 30th Ave Unit 106-9 | 0.75mi | 3/2.0 (+1) | 1,380 (+17%) | 0mo | $280,000 | $203 | 35 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -32.2%
- Equity multiple
- -0.02×
- Total profit
- $-114,027
- Equity at exit
- $59,492
10-year hold
- IRR
- -71.7%
- Equity multiple
- -0.71×
- Total profit
- $-191,573
- Equity at exit
- $34,498
Cash invested: $111,720 (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.
Active competition Active MLS
- For sale now
- 25 active · 26 under contract
- Median asking
- $369,000 ($330/sqft)
- Median days on market
- 175 d
- This list price
- 56% of active listings are priced below it
- ARV vs active asking
- +17.3% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33180
- Rents YoY
- -1.5%
- Active inventory
- 1324
- Price-to-rent
- 8.2×
Monthly cashflow live
↻
- Estimated rent
- $4,061 high interval (Pro) →
- Mortgage (P&I)
- −$2,092
- Tax est. 1.5%
- −$499 /mo · $5,985/yr
- Insurance
- −$166
- HOA
- −$1,050
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$853
- Net cashflow
- $-599
Break-even live
Break-even rent
$4,819
Max offer price
$312,261
Occupancy floor
—
Sensitivity live
| Price | -10% $-324 | -5% $-462 | +0% $-599 | +5% $-737 | +10% $-875 |
|---|---|---|---|---|---|
| Rent | -10% $-920 | -5% $-760 | +0% $-599 | +5% $-439 | +10% $-279 |
| Rate | -1.0pp $-398 | -0.5pp $-498 | base $-599 | +0.5pp $-703 | +1.0pp $-808 |
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
- $99,750
- Closing costs
- $11,970
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3161 S Ocean Dr #1210 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,650 | $3.17 | 56d | 1 | 1.22mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1285 | $3,650 | $2.84 | 120d | 3 | 1.28mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1263 | $3,950 | $3.13 | 4d | 2 | 1.28mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1263 | $3,750 | $2.97 | 116d | 2 | 1.28mi |
| 3180 S Ocean Dr #1709 Hallandale Beach, FL | 2.0 | 2.0 | 1105 | $4,000 | $3.62 | 103d | 1 | 1.28mi |
| 3180 S Ocean Dr #401 Hallandale Beach, FL | 3.0 | 2.0 | 1422 | $4,200 | $2.95 | 58d | 1 | 1.28mi |
| 3113 S Ocean Dr #510 Hallandale Beach, FL | 2.0 | 2.0 | 1250 | $4,500 | $3.60 | 7d | 1 | 1.28mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,250 | $3.86 | 86d | 2 | 1.32mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,400 | $4.00 | 0d | 4 | 1.32mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,250 | $3.86 | 36d | 2 | 1.32mi |
| 3140 S Ocean Dr #6 Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,500 | $4.09 | 42d | 1 | 1.32mi |
| 2069 S Ocean Dr Unit TH12 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $4,800 | $3.20 | 106d | 1 | 1.35mi |
| 2069 S Ocean Dr Unit TH12 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $4,800 | $3.20 | 120d | 1 | 1.35mi |
| 2069 S Ocean Dr Unit TH18 Hallandale Beach, FL | 3.0 | 2.5 | 1500 | $4,100 | $2.73 | 38d | 1 | 1.35mi |
| 2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL | 2.0 | 2.0 | 871 | $4,971 | $5.71 | 103d | 1 | 1.36mi |
| 2065 S Ocean Dr Unit TH1 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $5,000 | $3.33 | 51d | 1 | 1.36mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,900 | $3.07 | 120d | 7 | 1.37mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,750 | $2.95 | 7d | 14 | 1.37mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1270 | $3,600 | $2.83 | 20d | 15 | 1.37mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1270 | $3,700 | $2.91 | 45d | 13 | 1.37mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,800 | $2.99 | 99d | 11 | 1.37mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $4,200 | $3.31 | 6d | 13 | 1.37mi |
| 2080 S Ocean Dr #3 Hallandale Beach, FL | 2.0 | 2.0 | 1260 | $5,000 | $3.97 | 54d | 1 | 1.38mi |
| 2080 S Ocean Dr #3 Hallandale Beach, FL | 2.0 | 2.0 | 1260 | $5,000 | $3.97 | 120d | 1 | 1.38mi |
| 2080 S Ocean Dr #6 Hallandale Beach, FL | 2.0 | 2.0 | 1165 | $4,500 | $3.86 | 120d | 1 | 1.38mi |
| 2080 S Ocean Dr #8 Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,000 | $3.64 | 120d | 1 | 1.38mi |
| 2080 S Ocean Dr Unit CU-309 Hallandale Beach, FL | 2.0 | 2.0 | 1343 | $4,500 | $3.35 | 54d | 1 | 1.38mi |
| 2080 S Ocean Dr Unit CU-804 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,750 | $3.26 | 51d | 1 | 1.38mi |
| 2080 S Ocean Dr Unit CU-502 Hallandale Beach, FL | 2.0 | 2.5 | 1220 | $3,900 | $3.20 | 41d | 1 | 1.38mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,900 | $3.07 | 109d | 1 | 1.38mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,550 | $2.80 | 90d | 1 | 1.38mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,775 | $3.73 | 98d | 8 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,850 | $3.79 | 100d | 7 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,750 | $3.71 | 51d | 6 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,800 | $3.75 | 98d | 7 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,900 | $3.83 | 10d | 5 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1312 | $4,950 | $3.77 | 42d | 4 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,825 | $3.77 | 120d | 9 | 1.42mi |
| 2030 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1280 | $4,900 | $3.83 | 44d | 5 | 1.42mi |
| 1985 S Ocean Dr Unit 17P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $4,800 | $3.48 | 11d | 1 | 1.45mi |
Property features AI
Finance
- Other
- Pets allowed with size limit (maximum 20 lbs)
- Financial info
- Additional quarterly association fee applies
- HOA & community
- Monthly association feeAssociation covers management, amenities, common areas, cable TV, hot water, grounds maintenance, pest control, pool(s), security, and trashAssociation amenities include fitness center, pool, sauna, tennis courts, basketball court, pickleball, playground, library, boat dock, marina, bike storage, and elevators
Exterior
- Parking
- Assigned parkingOne covered spaceValet parking availableGarage door opener1-car garage
- Security
- Secured elevatorSecurity guardComplex fencedSmoke detectors
- Utilities
- Electric power
- Home design
- Condo/Apartment in a high-rise (31 stories)Unit entry on level 15Updated / remodeledHas a view
- Construction
- Block constructionEffective year built (updated/remodeled)
- Exterior features
- Balcony (open)AwningsTennis courtsAssociation heated pool
Interior
- Kitchen
- DishwasherSelf-cleaning ovenRefrigeratorDisposalElectric water heater
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Electric heatingElectric cooling
- Interior features
- Tile floorsCloset cabinetryElevator access
- Laundry & utility
- Dryer
HOA detail $1,050/mo · $12,600/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $399,000 Active 149 DOM
-
2026-09-22days on market $399,000 Active 148 DOM
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2026-09-20days on market $399,000 Active 146 DOM
-
2026-09-18days on market $399,000 Active 144 DOM
-
2026-09-17days on market $399,000 Active 143 DOM
-
2026-09-16days on market $399,000 Active 142 DOM
-
2026-09-15days on market $399,000 Active 141 DOM
-
2026-09-13days on market $399,000 Active 139 DOM
-
2026-09-12days on market $399,000 Active 138 DOM
-
2026-09-11days on market $399,000 Active 137 DOM
-
2026-09-05days on market $399,000 Active 131 DOM
-
2026-09-04days on market $399,000 Active 130 DOM
-
2026-08-31days on market $399,000 Active 126 DOM
-
2026-08-29days on market $399,000 Active 124 DOM
-
2026-08-28days on market $399,000 Active 123 DOM
-
2026-08-27days on market $399,000 Active 122 DOM
-
2026-08-26days on market $399,000 Active 121 DOM
-
2026-08-25days on market $399,000 Active 120 DOM
-
2026-08-23days on market $399,000 Active 118 DOM
-
2026-08-22days on market $399,000 Active 117 DOM
-
2026-08-21days on market $399,000 Active 116 DOM
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2026-08-20days on market $399,000 Active 115 DOM
-
2026-08-19days on market $399,000 Active 114 DOM
-
2026-08-18days on market $399,000 Active 113 DOM
-
2026-08-16days on market $399,000 Active 111 DOM
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2026-08-15days on market $399,000 Active 110 DOM
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2026-08-14days on market $399,000 Active 109 DOM
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2026-08-13days on market $399,000 Active 108 DOM
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2026-08-12days on market $399,000 Active 107 DOM
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2026-08-11days on market $399,000 Active 106 DOM
-
2026-08-10days on market $399,000 Active 105 DOM
-
2026-08-09days on market $399,000 Active 104 DOM
-
2026-08-08days on market $399,000 Active 103 DOM
-
2026-08-06days on market $399,000 Active 101 DOM
-
2026-08-05days on market $399,000 Active 100 DOM
-
2026-08-04days on market $399,000 Active 99 DOM
-
2026-08-03days on market $399,000 Active 98 DOM
-
2026-07-31days on market $399,000 Active 95 DOM
-
2026-07-28days on market $399,000 Active 92 DOM
-
2026-07-24days on market $399,000 Active 88 DOM
-
2026-07-23days on market $399,000 Active 87 DOM
-
2026-07-22days on market $399,000 Active 86 DOM
-
2026-07-21days on market $399,000 Active 85 DOM
-
2026-07-20days on market $399,000 Active 84 DOM
-
2026-07-18days on market $399,000 Active 82 DOM
-
2026-07-18days on market $399,000 Active 81 DOM
-
2026-07-16days on market $399,000 Active 80 DOM
-
2026-07-15days on market $399,000 Active 79 DOM
-
2026-07-14days on market $399,000 Active 78 DOM
-
2026-07-13days on market $399,000 Active 77 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $48,729
- − Mortgage interest
- −$22,350
- − Property taxes
- −$5,985
- − Insurance
- −$1,995
- − Repairs & maintenance
- −$3,898
- − Management
- −$3,898
- − HOA
- −$12,600
- − Depreciation
- −$11,607
- Taxable loss
- −$13,605
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,265
- After-tax cash flow
- $-3,928/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $5,915–$17,745 screening
This well-maintained and updated condo offers stunning Intracoastal Waterway views and is ready for a buyer who wants to make it their own. Minor updates can further enhance its curb appeal and functionality.
Value-add opportunities
- Both Painting the interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
- Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and reduces maintenance costs. ↑
- Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
- Both Kitchen appliances replacement — Modern appliances improve functionality and attract buyers and renters. ↑
- Both Bathroom updates — Fresh bathrooms enhance the overall appeal and attract buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Aventura Waterways K-8 Center
B-
FL #664/2,144
Nat'l #7,053/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
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
A
Composite livability gradescore 80/100
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 · 3,126,439 people
- City population
- 34,147
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 34,147
- Household income
- $91,055
- Rent vs Own
- Severe rent burden
- 16% of renters
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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
-5.7% since first listed3 events — show timeline
- 2026-06-10 Price Changed $429,000 Beaches MLS
- 2026-06-09 Price Changed $429,000 MARMLS
- 2026-04-25 Listed $455,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…