3020 Marcos Dr Unit S103 · Aventura, FL 33160

$249,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 48 Days on market

Built 1968 $451/mo HOA · 13% 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +8.8/10.0
• 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 MLS

Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

Key facts

• $451 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Pets allowed with size limit (more than 20 lbs allowed)
• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, hot water, insurance, internet, laundry, structural maintenance, parking, pest control, roof, sewer, security, trash and water; Association amenities include boat dock, pier, pool, fitness center, sauna, clubhouse, billiard room, library, storage, elevators and transportation service; Senior community

Exterior

• Parking: One assigned parking space
• Security: Security guard; Smoke detectors
• Utilities: Municipal water and sewer (included in association services); Power with central HVAC
• Home design: Attached property; Six-story building; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Courtyard; Fruit trees; Bay-front waterfront; Has a view

Interior

• Kitchen: Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Living/dining room; Ceramic tile and laminate flooring
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• 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).
• Market conditions: Rents flat; 1879 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 $3k of equity ($2k 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.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.
• Current owner paid $139k; list at $249k implies a 79% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.38% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 6.0

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: 1.11×
• Total profit: $7,441
• Equity at exit: $78,931

10-year hold

• IRR: 5.3%
• Equity multiple: 1.58×
• Total profit: $40,228
• Equity at exit: $100,346

Cash invested: $69,720 (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: 1879
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$451
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $235

Break-even live

Break-even rent $3,140

Max offer price $249,000

Occupancy floor 88%

Sensitivity live

Price	-10% $376	-5% $305	+0% $235	+5% $164	+10% $94
Rent	-10% $-37	-5% $99	+0% $235	+5% $371	+10% $506
Rate	-1.0pp $360	-0.5pp $298	base $235	+0.5pp $170	+1.0pp $105

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Likely covers: internetpoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $249,000 Active 48 DOM
2. 2026-06-18
   days on market $249,000 Active 45 DOM
3. 2026-06-17
   days on market $249,000 Active 44 DOM
4. 2026-06-16
   days on market $249,000 Active 43 DOM
5. 2026-06-15
   days on market $249,000 Active 42 DOM
6. 2026-06-13
   days on market $249,000 Active 40 DOM
7. 2026-06-09
   days on market $249,000 Active 36 DOM
8. 2026-06-08
   days on market $249,000 Active 35 DOM
9. 2026-06-07
   days on market $249,000 Active 34 DOM
10. 2026-06-04
    days on market $249,000 Active 31 DOM
11. 2026-06-03
    days on market $249,000 Active 30 DOM
12. 2026-06-02
    days on market $249,000 Active 29 DOM
13. 2026-06-01
    days on market $249,000 Active 28 DOM
14. 2026-05-31
    days on market $249,000 Active 27 DOM
15. 2026-05-04
    listed $249,000 Active
16. 2023-10-20
    historical
17. 2023-08-29
    listed
18. 2023-08-21
    historical
19. 2021-08-19
    soldstatus $139,000
20. 2021-08-09
    historical 798-char remark

    Show marketing remark (798 chars)

    Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

21. 2021-08-09
    soldstatus $139,000 Closed 798-char remark

    Show marketing remark (798 chars)

    Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

22. 2021-06-26
    historical Active Under Contract 798-char remark

    Show marketing remark (798 chars)

    Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

23. 2020-11-14
    price $143,000 798-char remark

    Show marketing remark (798 chars)

    Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

24. 2020-05-18
    listed $145,000 Active 798-char remark

    Show marketing remark (798 chars)

    Amazing view of the intercoastal & garden from all windows of this newly renovated 1/1 condo in desirable active 55+ community. Entire unit fully renovated 1.5 years ago. Renovated walk-in shower, Lots of closets. Conveniently located in the ground floor, assigned parking in front of the unit. Plenty of guest parking. Large patio/new Hurricane shutters & screen. 24 hr security guard. Clubhouse, 5 swimming pools, Dancing, Bingo , Card Room, Gym, Bowling alley, Movies, Live shows, Billiard Room, WIFI, 2 miles of walking path, Fishing pier. Close to Aventura Mall Shops, Restaurants, Pharmacies, Groceries, Beaches, Casinos and Hospital. Courtesy bus to the Mall, Bank & Grocery store. Boat dock available. Low maintenance, Leasing after 18 months. Emotional Support Pets allowed.

25. 2019-12-27
    historical Hold
26. 2019-06-13
    listed $154,000 Active
27. 1986-05-01
    soldstatus $35,000

ⓘ 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: $2,322 · $194/mo
• Projected year-2 tax: $2,322 · $194/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 6 d/yr ≥103°F today · 22 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: $41,247
• − Mortgage interest: −$13,948
• − Property taxes: −$2,322
• − Insurance: −$6,364
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − HOA: −$5,412
• − Depreciation: −$7,244
• Taxable loss: −$642
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,972/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
• 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

+611.4% since first listed

13 events — show timeline

• 2026-05-04 Listed $249,000 MARMLS
• 2023-10-20 Rental Removed — MARMLS
• 2023-08-29 Listed for Rent — MARMLS
• 2023-08-21 Rental Removed — MARMLS
• 2021-08-19 Sold (Public Records) $139,000 Public Records
• 2021-08-09 Listing Removed — MARMLS
• 2021-08-09 Sold (MLS) $139,000 MARMLS
• 2021-06-26 Contingent — MARMLS
• 2020-11-14 Price Changed $143,000 MARMLS
• 2020-05-18 Listed $145,000 MARMLS
• 2019-12-27 Delisted — MARMLS
• 2019-06-13 Listed $154,000 MARMLS
• 1986-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,322 · +1.0% YoY. Source: county tax records.