21205 Yacht Club Dr #204 · Aventura, FL 33180

$455,500

1 bd · 2.0 ba · 1,300 sqft · Condo · 175 Days on market

Built 1997 Good condition Garage $350/sqft · 9% below area Est $501k · 9% under $1780/mo HOA · 46% of rent

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Why this score? — see what drove the F 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 +11.6/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.1/5.0
• Cash flow +1.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ONE OF THE FEW OF THE LARGEST ONE BEDROOM PLUS DEN AT THE POINT(1300sf). THIS UNIT FEATURES 10-FOOT-HIGH CEILINGS, CERAMIC TILE THROUGHOUT, ENCLOSED DEN AREA, ASSIGNED PARKING, LIGHT & BRIGHT. TRULY AN ADORABLE UNIT. ENJOY THE POINT AMENITIES WHICH INCLUDES THREE POOLS, BARBECUE AREAS, TENNIS, SPA FACILITIES WHICH ALSO INCLUDES A STATE OF THE ART GYM AND WONDERFUL CLASSESS, CAFE/RESTAURANT ON THE PREMISES. LOCATED ACROSS FROM THE WATERWAYS MARINA.

Key facts

• Barbecue areas
• Tennis
• Spa facilities

Tags

• ENCLOSED DEN AREA
• ASSIGNED PARKING
• THREE POOLS
• BARBECUE AREAS
• TENNIS
• SPA FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $456k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (72.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (14.3% below list).
• Recommended offer: $127k (72.2% below list) — sets the bar for cash-flow.
• Cap rate 1.4% vs local median 2.1% in Aventura — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $3,903/mo this rent would consume 51% 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 $14k 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 175 days — a 12% lower offer ($401k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $237k; list at $456k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 46% 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,833 (72.2% 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 175 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
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. 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?
11. 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.
12. 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.
13. 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: 0.86% ✗
• Cap rate: 1.43%
• Cash-on-cash: -17.36%
• DSCR: 0.23
• GRM: 9.7

CMA / ARV

• ARV (median comp): $501,453
• List price: $455,500
• Delta: -9.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21055 Yacht Club Dr #2704	0.07mi	2/2.0 (+1)	1,505 (+16%)	0mo	$560,000	$372	66
2049 S Ocean Dr #701	0.54mi	2/2.0 (+1)	1,360 (+5%)	0mo	$625,000	$460	62
20281 E Country Club Dr #210	0.48mi	2/2.0 (+1)	1,400 (+8%)	0mo	$270,000	$193	60
3161 S Ocean Dr #1405	0.37mi	2/2.0 (+1)	1,145 (-12%)	0mo	$325,000	$284	58
708 SE 3rd Ave Ext #201	1.20mi	2/2.0 (+1)	1,330 (+2%)	0mo	$480,000	$361	56
2960 NE 207th St #10	1.08mi	2/2.5 (+1)	1,368 (+5%)	0mo	$975,000	$713	49
701 Three Islands Blvd #510	1.44mi	2/2.0 (+1)	1,210 (-7%)	0mo	$225,000	$186	48
500 Three Islands Blvd #408	1.32mi	2/2.0 (+1)	1,400 (+8%)	0mo	$220,000	$157	47
3530 Mystic Pointe Dr #2907	1.35mi	2/2.0 (+1)	1,181 (-9%)	0mo	$385,000	$326	44
4111 S Ocean Dr #2302	1.10mi	2/2.0 (+1)	1,145 (-12%)	0mo	$990,000	$865	40
2600 E Hallandale Beach Blvd Unit T3205	0.96mi	2/2.0 (+1)	1,020 (-22%)	0mo	$520,000	$510	35
300 NE 14th Ave #501	1.26mi	2/2.0 (+1)	1,100 (-15%)	0mo	$185,000	$168	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: -69.1%
• Equity multiple: -0.79×
• Total profit: $-228,496
• Equity at exit: $67,917

10-year hold

• IRR: —
• Equity multiple: -2.32×
• Total profit: $-423,699
• Equity at exit: $39,383

Cash invested: $127,540 (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 →

Active competition Active MLS

• For sale now: 24 active · 13 under contract
• Median asking: $354,900 ($303/sqft)
• Median days on market: 179 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +27.4% 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: 9.7×

Monthly cashflow live

• Estimated rent: $3,903 high
• Mortgage (P&I): −$2,389
• Tax est. 1.5%: −$569 /mo · $6,832/yr
• Insurance: −$190
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,780
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $-2,271

Break-even live

Break-even rent $6,778

Max offer price $126,833

Occupancy floor —

Sensitivity live

Price	-10% $-1,957	-5% $-2,114	+0% $-2,271	+5% $-2,429	+10% $-2,586
Rent	-10% $-2,580	-5% $-2,425	+0% $-2,271	+5% $-2,117	+10% $-1,963
Rate	-1.0pp $-2,042	-0.5pp $-2,155	base $-2,271	+0.5pp $-2,389	+1.0pp $-2,509

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: $113,875
• Closing costs: $13,665
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	0.41mi
3113 S Ocean Dr #510 Hallandale Beach, FL	2.0	2.0	1250	$4,500	$3.60	7d	1	0.48mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	103d	1	0.55mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	120d	3	0.55mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,950	$3.13	4d	2	0.55mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	116d	2	0.55mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,550	$2.80	90d	1	0.56mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	109d	1	0.56mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	86d	2	0.58mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,400	$4.00	0d	4	0.58mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	36d	2	0.58mi
3140 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1100	$4,500	$4.09	42d	1	0.58mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,600	$2.83	19d	15	0.61mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,750	$2.95	7d	14	0.61mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$4,200	$3.31	6d	13	0.61mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,700	$2.91	45d	13	0.61mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	99d	11	0.61mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	120d	7	0.61mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	120d	1	0.61mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	120d	1	0.61mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	54d	1	0.61mi
2080 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1165	$4,500	$3.86	120d	1	0.61mi
2080 S Ocean Dr Unit CU-502 Hallandale Beach, FL	2.0	2.5	1220	$3,900	$3.20	41d	1	0.61mi
2080 S Ocean Dr Unit CU-309 Hallandale Beach, FL	2.0	2.0	1343	$4,500	$3.35	54d	1	0.61mi
2080 S Ocean Dr Unit CU-804 Hallandale Beach, FL	2.0	2.0	1150	$3,750	$3.26	51d	1	0.61mi
1985 S Ocean Dr Unit 17P Hallandale Beach, FL	2.0	2.0	1380	$4,800	$3.48	11d	1	0.64mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	55d	1	0.64mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	55d	1	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	120d	9	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,900	$3.83	10d	5	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	51d	6	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,900	$3.83	44d	5	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	100d	7	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	98d	7	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	98d	8	0.64mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1312	$4,950	$3.77	42d	4	0.64mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	120d	1	0.65mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,800	$3.76	90d	1	0.65mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,500	$3.53	63d	1	0.65mi
1965 S Ocean Dr Unit 14F Hallandale Beach, FL	2.0	2.0	1275	$4,650	$3.65	83d	1	0.65mi

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association feeAssociation covers amenities, cable TV, internet, grounds and structure maintenance, pest control, security, trash and waterAssociation amenities include bike storage, business center, clubhouse, community kitchen, barbecue, picnic area, playground, pool, sauna, spa/hot tub and tennis courts

Exterior

• Parking: Underground parkingValet parking availableOne covered spaceSecured garage/parking
• Security: Lobby securedSecurity guard
• Utilities: Cable available
• Home design: Condo / attached property1 story residence (unit level)Entry level: 2
• Construction: Block constructionResale property
• Exterior features: BalconyOpen balcony/patioStorm/security shuttersAssociation heated pool

Interior

• Kitchen: DishwasherElectric rangeDisposalIcemakerMicrowaveRefrigerator
• Bedrooms: Main level primary bedroom
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Blinds on windowsBidetDual sinksGarden tub/Roman tubSeparate showerWalk-in closet(s)First floor entryMain level primaryMain living area on entry levelUnfurnished
• Laundry & utility: WasherElectric water heater

HOA detail $1,780/mo · $21,360/yr condo

• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-22
   days on market $455,500 Active 175 DOM
2. 2026-09-20
   days on market $455,500 Active 173 DOM
3. 2026-09-18
   days on market $455,500 Active 171 DOM
4. 2026-09-17
   days on market $455,500 Active 170 DOM
5. 2026-09-16
   days on market $455,500 Active 169 DOM
6. 2026-09-15
   days on market $455,500 Active 168 DOM
7. 2026-09-13
   days on market $455,500 Active 166 DOM
8. 2026-09-12
   days on market $455,500 Active 165 DOM
9. 2026-09-11
   days on market $455,500 Active 164 DOM
10. 2026-09-06
    price $455,500 Active 158 DOM
11. 2026-09-05
    days on market $485,500 Active 158 DOM
12. 2026-09-04
    days on market $485,500 Active 157 DOM
13. 2026-08-31
    days on market $485,500 Active 153 DOM
14. 2026-08-29
    days on market $485,500 Active 151 DOM
15. 2026-08-28
    days on market $485,500 Active 150 DOM
16. 2026-08-27
    days on market $485,500 Active 149 DOM
17. 2026-08-26
    days on market $485,500 Active 148 DOM
18. 2026-08-25
    days on market $485,500 Active 147 DOM
19. 2026-08-23
    days on market $485,500 Active 145 DOM
20. 2026-08-22
    days on market $485,500 Active 144 DOM
21. 2026-08-21
    days on market $485,500 Active 143 DOM
22. 2026-08-20
    days on market $485,500 Active 142 DOM
23. 2026-08-19
    days on market $485,500 Active 141 DOM
24. 2026-08-18
    days on market $485,500 Active 140 DOM
25. 2026-08-16
    days on market $485,500 Active 138 DOM
26. 2026-08-15
    days on market $485,500 Active 137 DOM
27. 2026-08-14
    days on market $485,500 Active 136 DOM
28. 2026-08-13
    days on market $485,500 Active 135 DOM
29. 2026-08-12
    days on market $485,500 Active 134 DOM
30. 2026-08-11
    days on market $485,500 Active 133 DOM
31. 2026-08-10
    days on market $485,500 Active 132 DOM
32. 2026-08-09
    days on market $485,500 Active 131 DOM
33. 2026-08-08
    days on market $485,500 Active 130 DOM
34. 2026-08-06
    days on market $485,500 Active 128 DOM
35. 2026-08-05
    days on market $485,500 Active 127 DOM
36. 2026-08-04
    days on market $485,500 Active 126 DOM
37. 2026-08-03
    days on market $485,500 Active 125 DOM
38. 2026-07-31
    days on market $485,500 Active 122 DOM
39. 2026-07-28
    days on market $485,500 Active 119 DOM
40. 2026-07-24
    days on market $485,500 Active 115 DOM
41. 2026-07-23
    days on market $485,500 Active 114 DOM
42. 2026-07-22
    days on market $485,500 Active 113 DOM
43. 2026-07-21
    days on market $485,500 Active 112 DOM
44. 2026-07-20
    days on market $485,500 Active 111 DOM
45. 2026-07-18
    days on market $485,500 Active 109 DOM
46. 2026-07-16
    days on market $485,500 Active 107 DOM
47. 2026-07-15
    days on market $485,500 Active 106 DOM
48. 2026-07-13
    days on market $485,500 Active 104 DOM
49. 2026-07-13
    days on market $485,500 Active 103 DOM
50. 2026-07-11
    days on market $485,500 Active 102 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 21 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: $46,831
• − Mortgage interest: −$25,515
• − Property taxes: −$6,832
• − Insurance: −$7,396
• − Repairs & maintenance: −$3,746
• − Management: −$3,746
• − HOA: −$21,360
• − Depreciation: −$13,251
• Taxable loss: −$35,016
• Est. tax savings @ 24.0%: +$8,404
• After-tax cash flow: $-18,852/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $6,500–$19,500 screening

This well-maintained and updated condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Lighting — Upgrading lighting can make the space feel more modern and inviting ↑
• Both Decor — Adding some decorative elements can make the space more inviting and personalized ↑

ⓘ 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: 38.7% rent · 61.3% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association feeAssociation covers amenities, cable TV, internet, grounds and structure maintenance, pest control, security, trash and waterAssociation amenities include bike storage, business center, clubhouse, community kitchen, barbecue, picnic area, playground, pool, sauna, spa/hot tub and tennis courts

Exterior

• Parking: Underground parkingValet parking availableOne covered spaceSecured garage/parking
• Security: Lobby securedSecurity guard
• Utilities: Cable available
• Home design: Condo / attached property1 story residence (unit level)Entry level: 2
• Construction: Block constructionResale property
• Exterior features: BalconyOpen balcony/patioStorm/security shuttersAssociation heated pool

Interior

• Kitchen: DishwasherElectric rangeDisposalIcemakerMicrowaveRefrigerator
• Bedrooms: Main level primary bedroom
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Blinds on windowsBidetDual sinksGarden tub/Roman tubSeparate showerWalk-in closet(s)First floor entryMain level primaryMain living area on entry levelUnfurnished
• Laundry & utility: WasherElectric water heater

Price history

+144.8% since first listed

27 events — show timeline

• 2026-03-31 Listed $489,500 MARMLS
• 2024-09-16 Rental Removed $3,300 REALBIRD
• 2024-09-01 Listed for Rent $3,300 REALBIRD
• 2024-08-28 Rental Removed $3,300 MARMLS
• 2024-08-23 Listed for Rent $3,300 MARMLS
• 2024-08-14 Rental Removed $3,300 MARMLS
• 2024-07-03 Listed for Rent $3,300 MARMLS
• 2018-04-02 Listing Removed — MARMLS
• 2018-01-29 Price Changed $299,000 MARMLS
• 2018-01-26 Listed $289,000 MARMLS
• 2018-01-25 Listing Removed — MARMLS
• 2017-08-14 Price Changed $299,000 MARMLS
• 2017-04-18 Price Changed $325,000 MARMLS
• 2017-01-25 Listed $349,000 MARMLS
• 2016-12-01 Listing Removed — MARMLS
• 2016-07-15 Listed $385,000 MARMLS
• 2015-12-14 Listing Removed — MARMLS
• 2015-08-07 Price Changed $399,000 MARMLS
• 2015-04-07 Listed $415,000 MARMLS
• 2015-01-06 Listing Removed — MARMLS
• 2014-10-21 Listed $450,000 MARMLS
• 2013-09-25 Sold (MLS) $237,000 MARMLS
• 2013-08-12 Pending — MARMLS
• 2013-07-21 Price Changed $249,000 MARMLS
• 2013-05-09 Price Changed $259,000 MARMLS
• 2013-04-15 Listing Removed — MARMLS
• 2011-06-23 Sold (MLS) $200,000 MARMLS