20200 W Country Club Dr Ph -20 · Aventura, FL 33180

$248,750

3 bd · 2.0 ba · 1,380 sqft · Condo public records · 118 Days on market

Built 1973 $1421/mo HOA · 31% of rent

---

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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and bright 3 bed, 2 bath condo with a spacious layout in prime location in Aventura. Comes with 1 assigned parking spot, plenty of guest parking. Enjoy amenities featuring a club house, 2 pools, gym, sauna, tennis, business center, BBQ area, kids playground. Villa Dorada is located near Aventura's A+ schools, houses of worship, Brightline train, beach, I-95 access. Minutes to Aventura Mall, Restaurants, Supermarkets, Banks, Golf, Tidal Cove Waterpark, 3-mile walk Country Club Circle and Park Square. HOA covers cable, Internet, water, sewer, garbage.

Key facts

• Guest parking
• 2 pools
• Club house

Tags

• SPACIOUS LAYOUT
• PRIME LOCATION
• ASSIGNED PARKING SPOT
• GUEST PARKING
• CLUB HOUSE
• 2 POOLS

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Monthly HOA with amenities including clubhouse, elevators, fitness center, jogging path, tennis courts, trash chute, and community room; HOA fee paid monthly

Exterior

• Parking: 1 open parking space
• Security: Key card entry; Security system
• Utilities: Public water; Three-phase electric service; Cable available; Water available
• Home design: Condominium; Resale property; Faces south; 3 total stories; Entry level: main level living area
• Construction: Block and concrete construction
• Exterior features: Screened porch; Porch; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 3 bedrooms on main level
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $249k).
• Recommended offer: $226k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 soft (-1.5%/yr); 992 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,512/mo this rent would consume 59% 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 $7k 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 118 days — a 9% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,362 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.81% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 4.6

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: -17.8%
• Equity multiple: 0.41×
• Total profit: $-41,380
• Equity at exit: $37,089

10-year hold

• IRR: -30.2%
• Equity multiple: 0.02×
• Total profit: $-68,449
• Equity at exit: $21,507

Cash invested: $69,650 (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: 992
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,512 high
• Mortgage (P&I): −$1,304
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,421
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $174

Break-even live

Break-even rent $4,292

Max offer price $248,750

Occupancy floor 91%

Sensitivity live

Price	-10% $314	-5% $244	+0% $174	+5% $103	+10% $33
Rent	-10% $-183	-5% $-5	+0% $174	+5% $352	+10% $530
Rate	-1.0pp $299	-0.5pp $237	base $174	+0.5pp $109	+1.0pp $44

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: $62,188
• Closing costs: $7,462
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	25d	1	1.00mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	1.08mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	6d	1	1.22mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	25d	5	1.24mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	1.31mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	21d	1	1.35mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	4d	1	1.41mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.42mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	25d	1	1.47mi
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	1.48mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	21d	1	1.48mi

HOA detail condo

• Monthly dues: $1,421 · $17,052/yr
• Likely covers: watersewertrashinternetcablepoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-02-20
   price $248,750
3. 2026-01-14
   listed $349,000 Active
4. 2022-04-27
   soldstatus $355,000
5. 2004-02-06
   soldstatus $200,000
6. 1994-12-23
   soldstatus $85,000
7. 1973-03-01
   soldstatus $41,500

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$440/yr (+$37/mo · 27.1%)

ⓘ 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 · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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: $54,146
• − Mortgage interest: −$13,934
• − Property taxes: −$1,625
• − Insurance: −$6,362
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − HOA: −$17,052
• − Depreciation: −$7,236
• Taxable loss: −$726
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,257/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): 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

+499.4% since first listed

7 events — show timeline

• 2026-05-12 Pending — Beaches MLS
• 2026-02-20 Price Changed $248,750 Beaches MLS
• 2026-01-14 Listed $349,000 Beaches MLS
• 2022-04-27 Sold (Public Records) $355,000 Public Records
• 2004-02-06 Sold (Public Records) $200,000 Public Records
• 1994-12-23 Sold (Public Records) $85,000 Public Records
• 1973-03-01 Sold (Public Records) $41,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,625 · +8.6% YoY. Source: county tax records.