18051 Biscayne Blvd #304 · Aventura, FL 33160

$199,000

2 bd · 2.0 ba · 1,605 sqft · Condo public records · 1041 Days on market

Built 1971 $1388/mo HOA · 32% 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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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

Largest and Spacious 2 Bd/ 2 Ba - 1605 sf Corner Unit With Large Living Area And Tons Of Natural Light! Completely Updated Kitchen W/ Granite Counters. Huge Master Suite W/ Large Walk In Closet. Brand New AC Unit! 5 Star Amenities, Incl. 2 Pools, Tennis, Sauna, Gym, Valet, 24hr Security, Guard Gate, Card & Party Rooms, Beauty Salon, Convenience Store, And Marina On Site!

Key facts

• $1,388 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Waterfront with Intracoastal access
• Financial info: Pets allowed (yes, up to 20 lbs)
• HOA & community: Monthly association fee; Association amenities include boat dock, marina, pier, fitness center, pool (heated, association), sauna, tennis courts, billiard room, bike storage, storage, elevator(s), barbecue/picnic area, trash service, parking, security, recreation facilities, insurance, water and sewer, and association management

Exterior

• Parking: Assigned parking (1 covered space); 1-car garage
• Security: Closed-circuit cameras; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condominium/attached property; Faces east; Entry on level 3; 20-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Complex is fenced

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Bedroom located on the main level
• Flooring: Hardwood/wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Closet cabinetry; Pantry; Walk-in closets; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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 flat; 1884 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,362/mo this rent would consume 78% 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 1041 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 7270% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $53k; list at $199k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 1041 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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.
11. 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.
12. 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: 2.19% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 3.8

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: 1.5%
• Equity multiple: 1.07×
• Total profit: $3,870
• Equity at exit: $63,082

10-year hold

• IRR: 3.7%
• Equity multiple: 1.38×
• Total profit: $21,209
• Equity at exit: $80,196

Cash invested: $55,720 (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.

Methodology + full state rankings →

ZIP-level market 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1884
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $4,362 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$311 /mo · $3,733/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,388
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $194

Break-even live

Break-even rent $4,117

Max offer price $199,000

Occupancy floor 91%

Sensitivity live

Price	-10% $307	-5% $250	+0% $194	+5% $138	+10% $81
Rent	-10% $-151	-5% $22	+0% $194	+5% $366	+10% $539
Rate	-1.0pp $294	-0.5pp $245	base $194	+0.5pp $142	+1.0pp $90

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,388 · $16,656/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-22
   days on market $199,000 Active 1041 DOM
2. 2026-06-18
   days on market $199,000 Active 1038 DOM
3. 2026-06-17
   days on market $199,000 Active 1037 DOM
4. 2026-06-16
   days on market $199,000 Active 1036 DOM
5. 2026-06-15
   days on market $199,000 Active 1035 DOM
6. 2026-06-13
   days on market $199,000 Active 1033 DOM
7. 2026-06-09
   days on market $199,000 Active 1029 DOM
8. 2026-06-08
   days on market $199,000 Active 1028 DOM
9. 2026-06-08
   days on market $199,000 Active 1027 DOM
10. 2026-06-04
    days on market $199,000 Active 1024 DOM
11. 2026-06-03
    days on market $199,000 Active 1023 DOM
12. 2026-06-02
    days on market $199,000 Active 1022 DOM
13. 2026-06-01
    days on market $199,000 Active 1021 DOM
14. 2026-05-31
    days on market $199,000 Active 1020 DOM
15. 2026-05-26
    listed $2,700
16. 2026-03-14
    historical $2,700
17. 2026-01-13
    price $199,000
18. 2026-01-08
    listed $2,700
19. 2025-12-02
    price $219,000
20. 2025-11-14
    historical $2,700
21. 2025-06-26
    price $239,000
22. 2025-03-18
    price $259,000
23. 2024-12-01
    listed $2,700
24. 2024-11-01
    price $269,000
25. 2024-10-08
    historical $2,700
26. 2024-07-03
    listed $2,700
27. 2024-05-22
    historical $2,700
28. 2024-02-14
    listed $2,700
29. 2024-01-29
    historical $2,700
30. 2024-01-11
    listed $2,700
31. 2024-01-09
    price $289,000
32. 2023-08-15
    listed $299,000 Active
33. 1990-08-01
    soldstatus $53,000

ⓘ 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: $3,733 · $311/mo
• Projected year-2 tax: $3,733 · $311/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 · 28 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: $52,345
• − Mortgage interest: −$11,147
• − Property taxes: −$3,733
• − Insurance: −$6,114
• − Repairs & maintenance: −$4,188
• − Management: −$4,188
• − HOA: −$16,656
• − Depreciation: −$5,789
• Taxable income: $531
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,200/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

-94.9% since first listed

19 events — show timeline

• 2026-05-26 Listed for Rent $2,700 MARMLS
• 2026-03-14 Rental Removed $2,700 MARMLS
• 2026-01-13 Price Changed $199,000 MARMLS
• 2026-01-08 Listed for Rent $2,700 MARMLS
• 2025-12-02 Price Changed $219,000 MARMLS
• 2025-11-14 Rental Removed $2,700 MARMLS
• 2025-06-26 Price Changed $239,000 MARMLS
• 2025-03-18 Price Changed $259,000 MARMLS
• 2024-12-01 Listed for Rent $2,700 MARMLS
• 2024-11-01 Price Changed $269,000 MARMLS
• 2024-10-08 Rental Removed $2,700 MARMLS
• 2024-07-03 Listed for Rent $2,700 MARMLS
• 2024-05-22 Rental Removed $2,700 MARMLS
• 2024-02-14 Listed for Rent $2,700 MARMLS
• 2024-01-29 Rental Removed $2,700 MARMLS
• 2024-01-11 Listed for Rent $2,700 MARMLS
• 2024-01-09 Price Changed $289,000 MARMLS
• 2023-08-15 Listed $299,000 MARMLS
• 1990-08-01 Sold (Public Records) $53,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,733 · -10.3% YoY. Source: county tax records.