2750 NE 183rd St #301 · Aventura, FL 33160

$199,800

1 bd · 1.5 ba · 766 sqft · Condo public records · 21 Days on market

Built 1971 $768/mo HOA · 24% 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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

“Exclusive and elegant condo in impeccable condition, ideally located in the heart of Aventura. This sophisticated 1-bedroom, 1.5-bath residence offers stunning panoramic views from its private balcony, filled with natural light and a modern, functional layout. Features include a fully renovated kitchen and bathrooms, fine granite countertops, stainless steel appliances, and tile flooring throughout. Equipped with shutters for added security and peace of mind. Enjoy a prime location just steps from Aventura Mall, top-rated restaurants, supermarkets, and popular retailers such as Ross and more. Perfect for those seeking a comfortable, upscale, and convenient lifestyle. HOA includes wat

Key facts

• Private balcony
• Tile flooring
• $768 HOA

Tags

• PRIVATE BALCONY
• FULLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• STEPS FROM AVENTURA MALL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee; Association amenities include boat dock, marina, bike storage, elevators, fitness center, laundry, pool, storage, tennis courts, trash service, and vehicle wash area

Exterior

• Parking: Detached garage with one space
• Security: Closed-circuit cameras; Complex fenced; Key card entry; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Water service included in association; Trash service included in association; Cable and internet included in association
• Home design: Condominium (attached); 28-story building; Entry located on 3rd level; Bayfront waterfront; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Barbecue; Deck; Fence; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave
• Bedrooms: Den
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Breakfast area; Closet cabinetry; Elevator; Living/dining room; Custom mirrors; Vaulted ceilings
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $10 ($114/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $3,210/mo this rent would consume 57% 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 + $1k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 11 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 $196,803 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 5.2

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: -2.2%
• Equity multiple: 0.89×
• Total profit: $-6,006
• Equity at exit: $63,335

10-year hold

• IRR: 0.8%
• Equity multiple: 1.09×
• Total profit: $4,931
• Equity at exit: $80,518

Cash invested: $55,944 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,210 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$768
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $10

Break-even live

Break-even rent $3,198

Max offer price $199,800

Occupancy floor 95%

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $768 · $9,216/yr
• Likely covers: cablesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $199,800 Active 21 DOM
2. 2026-06-17
   days on market $199,800 Active 20 DOM
3. 2026-06-16
   days on market $199,800 Active 19 DOM
4. 2026-06-15
   days on market $199,800 Active 18 DOM
5. 2026-06-13
   days on market $199,800 Active 16 DOM
6. 2026-06-09
   days on market $199,800 Active 12 DOM
7. 2026-06-08
   days on market $199,800 Active 11 DOM
8. 2026-06-07
   days on market $199,800 Active 10 DOM
9. 2026-06-04
   days on market $199,800 Active 7 DOM
10. 2026-06-03
    days on market $199,800 Active 6 DOM
11. 2026-06-02
    days on market $199,800 Active 5 DOM
12. 2026-06-01
    days on market $199,800 Active 4 DOM
13. 2026-05-31
    days on market $199,800 Active 3 DOM
14. 2026-05-28
    listed $199,800 Active
15. 2026-02-23
    historical
16. 2026-01-30
    price $185,000
17. 2026-01-20
    price $189,900
18. 2026-01-09
    listed $194,900 Active
19. 2026-01-06
    historical
20. 2025-12-30
    price $199,800
21. 2025-12-03
    price $208,000
22. 2025-11-24
    status Active
23. 2025-11-22
    historical
24. 2025-11-13
    historical $3,100
25. 2025-11-05
    price $218,000
26. 2025-09-25
    status Active
27. 2025-09-22
    historical
28. 2025-09-12
    listed $3,100
29. 2025-08-18
    price $230,000
30. 2025-04-09
    listed $250,000 Active
31. 2025-03-13
    historical
32. 2024-12-14
    listed $250,000
33. 2024-04-17
    soldstatus $175,000
34. 2024-04-15
    soldstatus $175,000 Closed
35. 2024-04-04
    status Pending
36. 2024-03-14
    historical Active Under Contract
37. 2024-03-13
    price $169,500
38. 2024-03-13
    status Active
39. 2024-02-28
    status Pending
40. 2024-02-07
    price $199,999
41. 2024-01-12
    price $214,999
42. 2024-01-01
    listed $234,999 Active
43. 2023-12-21
    historical $234,999
44. 2019-10-18
    status Pending
45. 2019-05-28
    soldstatus $155,000
46. 2019-04-16
    status Pending
47. 2019-03-13
    historical
48. 2019-02-05
    price $159,900
49. 2019-01-24
    price $179,900
50. 2019-01-22
    price $1,799,000

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/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: $38,515
• − Mortgage interest: −$11,192
• − Property taxes: −$2,406
• − Insurance: −$6,118
• − Repairs & maintenance: −$3,081
• − Management: −$3,081
• − HOA: −$9,216
• − Depreciation: −$5,812
• Taxable loss: −$2,391
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $688/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

+425.8% since first listed

48 events — show timeline

• 2026-05-28 Listed $199,800 MARMLS
• 2026-02-23 Listing Removed — MARMLS
• 2026-01-30 Price Changed $185,000 MARMLS
• 2026-01-20 Price Changed $189,900 MARMLS
• 2026-01-09 Listed $194,900 MARMLS
• 2026-01-06 Listing Removed — MARMLS
• 2025-12-30 Price Changed $199,800 MARMLS
• 2025-12-03 Price Changed $208,000 MARMLS
• 2025-11-24 Relisted — MARMLS
• 2025-11-22 Listing Removed — MARMLS
• 2025-11-13 Rental Removed $3,100 MARMLS
• 2025-11-05 Price Changed $218,000 MARMLS
• 2025-09-25 Relisted — MARMLS
• 2025-09-22 Listing Removed — MARMLS
• 2025-09-12 Listed for Rent $3,100 MARMLS
• 2025-08-18 Price Changed $230,000 MARMLS
• 2025-04-09 Listed $250,000 MARMLS
• 2025-03-13 Listing Removed — Beaches MLS
• 2024-12-14 Listed $250,000 Beaches MLS
• 2024-04-17 Sold (Public Records) $175,000 Public Records
• 2024-04-15 Sold (MLS) $175,000 Beaches MLS
• 2024-04-04 Pending — Beaches MLS
• 2024-03-14 Contingent — Beaches MLS
• 2024-03-13 Price Changed $169,500 Beaches MLS
• 2024-03-13 Relisted — Beaches MLS
• 2024-02-28 Pending — Beaches MLS
• 2024-02-07 Price Changed $199,999 Beaches MLS
• 2024-01-12 Price Changed $214,999 Beaches MLS
• 2024-01-01 Listed $234,999 Beaches MLS
• 2023-12-21 Coming Soon $234,999 Beaches MLS
• 2019-10-18 Pending — MARMLS
• 2019-05-28 Sold (Public Records) $155,000 Public Records
• 2019-04-16 Pending — MARMLS
• 2019-03-13 Listing Removed — MARMLS
• 2019-02-05 Price Changed $159,900 MARMLS
• 2019-01-24 Price Changed $179,900 MARMLS
• 2019-01-22 Price Changed $1,799,000 MARMLS
• 2018-11-14 Price Changed $189,000 MARMLS
• 2018-08-01 Listed $248,000 MARMLS
• 2014-04-21 Listing Removed — MARMLS
• 2013-11-21 Relisted — MARMLS
• 2013-11-21 Price Changed $219,000 MARMLS
• 2013-08-26 Pending — MARMLS
• 2013-08-19 Price Changed $169,000 MARMLS
• 2013-07-28 Price Changed $179,000 MARMLS
• 2013-07-14 Price Changed $157,900 MARMLS
• 2011-07-14 Sold (Public Records) $75,500 Public Records
• 1993-07-15 Sold (Public Records) $38,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $2,406 · -7.1% YoY. Source: county tax records.