2999 Point East Dr Unit C109 · Aventura, FL 33160

$175,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 75 Days on market

Built 1966 $497/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 +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

NICELY REMODEL UNIT. ONE BEDROOM, ONE BATHROOM WITH A WONDERFUL PORCH-BALCONY IN A VIBRANT 55+ COMMUNITY FEATURING AN STUNNING WATER VIEW. THIS UNIT IS FILLED WITH NATURAL LIGHT, OFFERING A BRIGH AND WELCOMING LIVING SPACE. RESIDENTS CAN ENJOY AN ARRAY OF AMENITIES INCLUDING A CLUBHOUSE WITH A GYM, BILLIARDS, BINGO BOWLING, CARD ROOM TABLE TENNIS AND FIVE POOLS. THE COMMUNITY ALSO BOASTS A 2-MILE WALKING PATH AROUND THE COMPLEX, PERFECT FOR LEISURELY STROLLS BY THE BAY. A COURTESY BUS PROVIDES CONVENIENT TRANSPORTATION TO THE MALL, NEARBYBEACH, SHOPPING CENTERS, AND RESTAURANTS. THIS GATED COMMUNITY OFFERS A SECURE AND ACTIVE LIFESTYLE. DON'T MISS THE OPPORTUNITY TO MAKE THIS BEAUTIFUL PROP

Key facts

• Gated community
• Array of amenities
• Stunning water view

Tags

• WONDERFUL PORCH-BALCCONY
• STUNNING WATER VIEW
• ARRAY OF AMENITIES
• CLUBHOUSE WITH A GYM
• TWO MILE WALKING PATH
• GATED COMMUNITY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include billiard room, clubhouse, fitness center, laundry, storage, transportation service and elevators; Association fee covers amenities, common areas, cable TV, hot water, internet, laundry, grounds maintenance and structure maintenance; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One covered space (1 garage space)
• Security: Complex fenced; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Condominium in a 6-story building; Entry on level 1; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Lakefront waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Breakfast area; First-floor entry; Combined living/dining room; Custom mirrors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• 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 + $922 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask is 10506% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $82k; list at $175k implies a 113% gain — meaningful room to come down on a strong offer.

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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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. 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: 1.96% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 4.2

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: 14.8%
• Equity multiple: 1.72×
• Total profit: $35,122
• Equity at exit: $55,474

10-year hold

• IRR: 16.9%
• Equity multiple: 2.79×
• Total profit: $87,869
• Equity at exit: $70,524

Cash invested: $49,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$497
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $664

Break-even live

Break-even rent $2,596

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $175,000 Active 75 DOM
2. 2026-06-17
   days on market $175,000 Active 74 DOM
3. 2026-06-16
   days on market $175,000 Active 73 DOM
4. 2026-06-15
   days on market $175,000 Active 72 DOM
5. 2026-06-13
   days on market $175,000 Active 70 DOM
6. 2026-06-09
   days on market $175,000 Active 66 DOM
7. 2026-06-08
   days on market $175,000 Active 65 DOM
8. 2026-06-07
   days on market $175,000 Active 64 DOM
9. 2026-06-04
   days on market $175,000 Active 61 DOM
10. 2026-06-03
    days on market $175,000 Active 60 DOM
11. 2026-06-02
    days on market $175,000 Active 59 DOM
12. 2026-06-01
    days on market $175,000 Active 58 DOM
13. 2026-05-31
    days on market $175,000 Active 57 DOM
14. 2026-05-17
    listed $1,650
15. 2026-04-04
    listed $175,000 Active
16. 2025-06-07
    historical $1,600
17. 2025-06-05
    listed $1,600
18. 2025-06-04
    historical $1,600
19. 2025-06-04
    listed $1,600
20. 2025-06-04
    historical $1,600
21. 2025-06-03
    listed $1,600
22. 2025-06-02
    historical $1,600
23. 2025-06-02
    historical
24. 2025-05-24
    price $1,600
25. 2025-05-23
    price $175,000
26. 2025-05-15
    status Active
27. 2025-05-10
    listed $1,750
28. 2025-03-05
    price $190,000
29. 2024-11-24
    price $210,000
30. 2024-08-11
    price $215,000
31. 2024-07-14
    listed $224,900 Active
32. 2016-08-17
    historical
33. 2016-05-02
    listed $200,000 Active
34. 2013-06-30
    soldstatus $82,000 Sold
35. 2013-06-07
    status Pending
36. 2013-05-07
    price $89,900
37. 2004-04-14
    soldstatus $70,000
38. 1990-03-09
    soldstatus $27,000

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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: −$9,803
• − Property taxes: −$1,644
• − Insurance: −$5,994
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − HOA: −$5,964
• − Depreciation: −$5,091
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $6,490/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)

No district data.

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

-93.9% since first listed

25 events — show timeline

• 2026-05-17 Listed for Rent $1,650 MARMLS
• 2026-04-04 Listed $175,000 MARMLS
• 2025-06-07 Rental Removed $1,600 REALLYO
• 2025-06-05 Listed for Rent $1,600 REALLYO
• 2025-06-04 Rental Removed $1,600 REALLYO
• 2025-06-04 Listed for Rent $1,600 REALLYO
• 2025-06-04 Rental Removed $1,600 REALLYO
• 2025-06-03 Listed for Rent $1,600 REALLYO
• 2025-06-02 Rental Removed $1,600 MARMLS
• 2025-06-02 Listing Removed — MARMLS
• 2025-05-24 Price Changed $1,600 MARMLS
• 2025-05-23 Price Changed $175,000 MARMLS
• 2025-05-15 Relisted — MARMLS
• 2025-05-10 Listed for Rent $1,750 MARMLS
• 2025-03-05 Price Changed $190,000 MARMLS
• 2024-11-24 Price Changed $210,000 MARMLS
• 2024-08-11 Price Changed $215,000 MARMLS
• 2024-07-14 Listed $224,900 MARMLS
• 2016-08-17 Listing Removed — MARMLS
• 2016-05-02 Listed $200,000 MARMLS
• 2013-06-30 Sold (MLS) $82,000 MARMLS
• 2013-06-07 Pending — MARMLS
• 2013-05-07 Price Changed $89,900 MARMLS
• 2004-04-14 Sold (Public Records) $70,000 Public Records
• 1990-03-09 Sold (Public Records) $27,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,644 · -12.8% YoY. Source: county tax records.