3701 N Country Club Dr #201 · Aventura, FL 33180

$254,990

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 104 Days on market

Built 1980 $972/mo HOA · 24% of rent

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Why this score? — see what drove the C+ 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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

Key facts

• Resort style pool
• $972 HOA
• Parking

Tags

• RESORT STYLE POOL
• MODERN FITNESS CENTER
• LOBBY WITH 24 HOUR SECURITY
• MINUTES FROM AVENTURA MALL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes maintenance of structure

Exterior

• Parking: Assigned parking (one space)
• Security: Key card entry; Security guard
• Home design: Condominium (attached property); 21 total stories; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Exterior lighting

Interior

• Bedrooms: Bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Main living area entry level; Second floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $2 ($20/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $232k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 soft (-1.5%/yr); 985 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,044/mo this rent would consume 53% of the median local household income ($91k/yr) (locally 1838% 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 $2k of loan paydown is wiped out by about $8k 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 104 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $232,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.59% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.27×
• Total profit: $-52,126
• Equity at exit: $38,020

10-year hold

• IRR: -44.5%
• Equity multiple: -0.22×
• Total profit: $-87,239
• Equity at exit: $22,047

Cash invested: $71,397 (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 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,044 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$351 /mo · $4,218/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$972
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $2

Break-even live

Break-even rent $4,042

Max offer price $254,990

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $74	+0% $2	+5% $-71	+10% $-143
Rent	-10% $-318	-5% $-158	+0% $2	+5% $161	+10% $321
Rate	-1.0pp $130	-0.5pp $67	base $2	+0.5pp $-64	+1.0pp $-132

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: $63,748
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	0.77mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	0.77mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	25d	3	0.77mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	0.82mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	25d	1	0.83mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	11d	1	0.83mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	0.85mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	4d	11	0.86mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	25d	7	0.86mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	14d	1	0.86mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	25d	1	0.87mi
2080 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1165	$4,500	$3.86	25d	1	0.87mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	25d	1	0.87mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	3d	9	0.91mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,800	$3.75	3d	7	0.91mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	25d	9	0.91mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	5d	7	0.91mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	3d	8	0.91mi
1985 S Ocean Dr Unit 9G Hallandale Beach, FL	2.0	2.0	1240	$3,700	$2.98	25d	1	0.95mi
1985 S Ocean Dr Unit 21P Hallandale Beach, FL	2.0	2.0	1380	$3,800	$2.75	8d	1	0.95mi
1985 S Ocean Dr Unit 22P Hallandale Beach, FL	2.0	2.0	1380	$4,000	$2.90	25d	1	0.95mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	25d	1	1.00mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	6d	1	1.05mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	18d	1	1.05mi
1950 S Ocean Dr Unit 3D Hallandale Beach, FL	1.0	1.5	870	$3,950	$4.54	13d	1	1.05mi
1950 S Ocean Dr Unit 12M Hallandale Beach, FL	1.0	1.5	870	$3,800	$4.37	2d	1	1.05mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	13d	2	1.06mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,500	$2.92	8d	2	1.06mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$3,650	$2.40	19d	3	1.06mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,000	$2.59	15d	3	1.06mi
121 Golden Isles Dr #1 Hallandale Beach, FL	2.0	2.0	1379	$4,000	$2.90	25d	1	1.08mi
1904 S Ocean Dr #1707 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	1.16mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	25d	1	1.19mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$5,000	$3.70	17d	1	1.19mi
1880 N Ocean Dr Unit TS705 Hallandale Beach, FL	2.0	2.0	1350	$4,900	$3.63	15d	1	1.19mi
1850 S Ocean Dr #2909 Hallandale Beach, FL	2.0	1.0	1086	$4,050	$3.73	25d	1	1.31mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,300	$3.96	25d	1	1.31mi
1850 S Ocean Dr #3509 Hallandale Beach, FL	2.0	1.0	1086	$4,000	$3.68	4d	1	1.31mi
1850 S Ocean Dr #4009 Hallandale Beach, FL	2.0	1.0	1086	$3,900	$3.59	25d	1	1.31mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	1.32mi

HOA detail condo

• Monthly dues: $972 · $11,664/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $254,990 Active 104 DOM
2. 2026-06-17
   days on market $254,990 Active 103 DOM
3. 2026-06-16
   days on market $254,990 Active 102 DOM
4. 2026-06-15
   days on market $254,990 Active 101 DOM
5. 2026-06-13
   days on market $254,990 Active 99 DOM
6. 2026-06-09
   days on market $254,990 Active 95 DOM
7. 2026-06-08
   days on market $254,990 Active 94 DOM
8. 2026-06-07
   days on market $254,990 Active 93 DOM
9. 2026-06-04
   days on market $254,990 Active 90 DOM
10. 2026-06-03
    days on market $254,990 Active 89 DOM
11. 2026-06-02
    days on market $254,990 Active 88 DOM
12. 2026-06-01
    days on market $254,990 Active 87 DOM
13. 2026-05-31
    days on market $254,990 Active 86 DOM
14. 2026-05-20
    price $254,990
15. 2026-04-01
    price $259,990
16. 2026-03-17
    price $264,900
17. 2026-03-06
    listed $269,900 Active
18. 2024-11-06
    historical $2,500
19. 2024-09-06
    listed $2,500
20. 2024-08-22
    historical $2,900
21. 2024-07-26
    listed $2,900
22. 2019-01-09
    soldstatus $190,000
23. 2018-12-31
    soldstatus $190,000 Sold 424-char remark

    Show marketing remark (424 chars)

    Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

24. 2018-10-31
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

25. 2018-08-31
    price $200,000 424-char remark

    Show marketing remark (424 chars)

    Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

26. 2018-06-04
    price $210,000 424-char remark

    Show marketing remark (424 chars)

    Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

27. 2018-04-03
    listed $220,000 Active 424-char remark

    Show marketing remark (424 chars)

    Beautifully maintained 2 beds 2 baths with 35 ft of terrace space overlooking the canal and steps to updated swimming pool. Full Service/Amenities building with 24hr security. Nestled along Country Club Dr fitness course and located near Aventura Mall, beaches, fine dining & Biscayne Blvd. All within top rated school district & walking distance to houses of worship. Building approved for as little as 3% down.

28. 2010-08-17
    soldstatus $142,000
29. 2010-07-29
    soldstatus $142,000 458-char remark

    Show marketing remark (458 chars)

    Located in a quiet and friendly building . .. this 2 Bedroom 2 Bath is in great condition with updated kitchen and baths. Located on prestigious Country Club Drive in the heart of Aventura. Floor to ceiling windows and a '35 balcony. Split floor plan-low co ndo fees. .. this is a great apartment! Walk to stores and restaurants and only 5 minutes to the beach. 3.5 mike bike and walking path across from the property. Affordable luxury in the best location!

30. 1987-12-04
    soldstatus $77,900
31. 1987-11-01
    soldstatus $77,900
32. 1980-01-01
    soldstatus $61,500

ⓘ 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: $4,218 · $351/mo
• Projected year-2 tax: $4,218 · $351/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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $48,533
• − Mortgage interest: −$14,283
• − Property taxes: −$4,218
• − Insurance: −$6,393
• − Repairs & maintenance: −$3,883
• − Management: −$3,883
• − HOA: −$11,664
• − Depreciation: −$7,418
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $790/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): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

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: 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%

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

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

+314.6% since first listed

19 events — show timeline

• 2026-05-20 Price Changed $254,990 MARMLS
• 2026-04-01 Price Changed $259,990 MARMLS
• 2026-03-17 Price Changed $264,900 MARMLS
• 2026-03-06 Listed $269,900 MARMLS
• 2024-11-06 Rental Removed $2,500 MARMLS
• 2024-09-06 Listed for Rent $2,500 MARMLS
• 2024-08-22 Rental Removed $2,900 GFLMLS
• 2024-07-26 Listed for Rent $2,900 GFLMLS
• 2019-01-09 Sold (Public Records) $190,000 Public Records
• 2018-12-31 Sold (MLS) $190,000 MARMLS
• 2018-10-31 Pending — MARMLS
• 2018-08-31 Price Changed $200,000 MARMLS
• 2018-06-04 Price Changed $210,000 MARMLS
• 2018-04-03 Listed $220,000 MARMLS
• 2010-08-17 Sold (Public Records) $142,000 Public Records
• 2010-07-29 Sold (MLS) $142,000 MARMLS
• 1987-12-04 Sold (Public Records) $77,900 Public Records
• 1987-11-01 Sold (Public Records) $77,900 Public Records
• 1980-01-01 Sold (Public Records) $61,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,218 · -0.0% YoY. Source: county tax records.