18011 Biscayne Blvd #1403 · Aventura, FL 33160

$165,000

1 bd · 1.0 ba · 1,005 sqft · Condo public records · 260 Days on market

Built 1971 Fair condition Garage $164/sqft · 24% below area Est $218k · 24% under $758/mo HOA · 24% of rent

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Why this score? — see what drove the A- 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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0

Listing remarks

NEEDS WORK, BUT TREMENDOUS POTENTIAL. UNBEATABLE LOCATION. Walk to stores, restaurants, banks, MINUTES TO THE BEACH, AVENTURA MALL, SHORT RIDE TO AIRPORTS, FREEBE CAR SERVICE available to anywhere in Aventura. Buy now WHEN ALL PROJECTS NOW EXISTING ARE COMPLETED, PRICES WILL INCREASE. Amenities include, 2 pools, Tennis, New Gym, Beauty Shop, Restaurant/mini mart, social activities, minutes to beach, and Aventura Mall, and more.

Key facts

• Minutes to the beach
• Aventura mall
• $758 HOA

Tags

• MINUTES TO THE BEACH
• AVENTURA MALL
• SHORT RIDE TO AIRPORTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.1% 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 flat; 2334 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,127/mo this rent would consume 56% of the median local household income ($67k/yr) (locally 17% 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 + $869 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.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $165k implies a 340% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
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: 1.90% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 4.4

CMA / ARV

• ARV (median comp): $218,398
• List price: $165,000
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2075 NE 164th St #816	1.29mi	2/1.0 (+1)	1,013 (+1%)	0mo	$220,000	$217	58
17100 N Bay Rd #1614	1.39mi	2/2.0 (+1)	1,024 (+2%)	0mo	$400,000	$391	52
18260 N Bay Rd #420	1.35mi	2/2.0 (+1)	1,065 (+6%)	0mo	$435,000	$408	46
230 174th St #2307	1.36mi	2/2.0 (+1)	1,070 (+6%)	0mo	$360,000	$336	45
3849 NE 169th St #201	0.88mi	2/2.0 (+1)	1,085 (+8%)	0mo	$205,000	$189	42
2903 N Miami Beach Blvd #1006	1.23mi	1/1.5	792 (-21%)	0mo	$165,000	$208	38
17011 N Bay Rd #117	1.45mi	1/1.5	767 (-24%)	0mo	$190,000	$248	38
2841 NE 163rd St #215	1.08mi	2/2.0 (+1)	1,145 (+14%)	0mo	$285,000	$249	32
16508 NE 26th Ave #601	0.98mi	2/2.0 (+1)	1,190 (+18%)	0mo	$240,000	$202	31
3530 Mystic Pointe Dr #2907	1.18mi	2/2.0 (+1)	1,181 (+18%)	0mo	$385,000	$326	31
16508 NE 26th Ave #303	0.98mi	2/2.0 (+1)	1,190 (+18%)	0mo	$220,000	$185	31
16570 NE 26th Ave Unit 3A (DOCK)	0.92mi	2/2.0 (+1)	1,213 (+21%)	0mo	$430,000	$354	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $594
• Equity at exit: $52,304

10-year hold

• IRR: 2.9%
• Equity multiple: 1.30×
• Total profit: $13,989
• Equity at exit: $66,494

Cash invested: $46,200 (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: 17 active · 9 under contract
• Median asking: $330,000 ($328/sqft)
• Median days on market: 168 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -33.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 2334
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,127 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$758
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $107

Break-even live

Break-even rent $2,991

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $201	-5% $154	+0% $107	+5% $61	+10% $14
Rent	-10% $-140	-5% $-16	+0% $107	+5% $231	+10% $354
Rate	-1.0pp $191	-0.5pp $149	base $107	+0.5pp $65	+1.0pp $21

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Pets allowed with conditions and restrictions
• HOA & community: Monthly association feeAssociation fee includes management, common areas, cable TV, hot water, internet, laundry, grounds maintenance, parking, recreation facilities, reserve fund, security, trash, and waterCommunity amenities include boat dock, marina, pier, clubhouse, fitness center, billiard room, library, laundry, barbecue/picnic area, playground, pool, storage, tennis courts, and elevators

Exterior

• Parking: 1 covered parking spaceGarage with 1 space
• Security: Closed circuit camerasComplex is fencedSecurity guard
• Utilities: Water service availableSewer service availableElectricity available
• Home design: High-rise building (20 total stories)Entry located on level 14Unit has a viewFixer conditionAttached property (unit in a multi-unit building)
• Construction: Block constructionEffective year built
• Exterior features: Storm/security shuttersTennis court(s)Heated poolLake privileges (waterfront access)

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central air conditioningHeat pump heating
• Interior features: Eat-in kitchenWalk-in closet(s)Bedroom on main level
• Laundry & utility: Common area laundry

HOA detail $758/mo · $9,096/yr condo

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

Listing history 50 events

1. 2026-09-22
   days on market $165,000 Active 260 DOM
2. 2026-09-20
   days on market $165,000 Active 258 DOM
3. 2026-09-18
   days on market $165,000 Active 256 DOM
4. 2026-09-17
   days on market $165,000 Active 255 DOM
5. 2026-09-16
   days on market $165,000 Active 254 DOM
6. 2026-09-15
   days on market $165,000 Active 253 DOM
7. 2026-09-13
   days on market $165,000 Active 251 DOM
8. 2026-09-12
   days on market $165,000 Active 250 DOM
9. 2026-09-11
   days on market $165,000 Active 249 DOM
10. 2026-09-05
    days on market $165,000 Active 243 DOM
11. 2026-09-04
    days on market $165,000 Active 242 DOM
12. 2026-08-31
    days on market $165,000 Active 238 DOM
13. 2026-08-29
    days on market $165,000 Active 236 DOM
14. 2026-08-28
    days on market $165,000 Active 235 DOM
15. 2026-08-27
    days on market $165,000 Active 234 DOM
16. 2026-08-26
    days on market $165,000 Active 233 DOM
17. 2026-08-25
    days on market $165,000 Active 232 DOM
18. 2026-08-23
    days on market $165,000 Active 230 DOM
19. 2026-08-21
    days on market $165,000 Active 228 DOM
20. 2026-08-20
    days on market $165,000 Active 227 DOM
21. 2026-08-19
    days on market $165,000 Active 226 DOM
22. 2026-08-16
    days on market $165,000 Active 223 DOM
23. 2026-08-14
    days on market $165,000 Active 221 DOM
24. 2026-08-13
    days on market $165,000 Active 220 DOM
25. 2026-08-12
    days on market $165,000 Active 219 DOM
26. 2026-08-11
    days on market $165,000 Active 218 DOM
27. 2026-08-10
    days on market $165,000 Active 217 DOM
28. 2026-08-09
    days on market $165,000 Active 216 DOM
29. 2026-08-08
    days on market $165,000 Active 215 DOM
30. 2026-08-06
    days on market $165,000 Active 213 DOM
31. 2026-08-05
    days on market $165,000 Active 212 DOM
32. 2026-08-04
    days on market $165,000 Active 211 DOM
33. 2026-08-03
    days on market $165,000 Active 210 DOM
34. 2026-07-31
    days on market $165,000 Active 207 DOM
35. 2026-07-24
    days on market $165,000 Active 200 DOM
36. 2026-07-23
    days on market $165,000 Active 199 DOM
37. 2026-07-22
    days on market $165,000 Active 198 DOM
38. 2026-07-21
    days on market $165,000 Active 197 DOM
39. 2026-07-20
    days on market $165,000 Active 196 DOM
40. 2026-07-18
    days on market $165,000 Active 194 DOM
41. 2026-07-16
    days on market $165,000 Active 192 DOM
42. 2026-07-15
    days on market $165,000 Active 191 DOM
43. 2026-07-13
    days on market $165,000 Active 189 DOM
44. 2026-07-13
    days on market $165,000 Active 188 DOM
45. 2026-07-12
    days on market $165,000 Active 187 DOM
46. 2026-07-10
    days on market $165,000 Active 186 DOM
47. 2026-07-09
    days on market $165,000 Active 185 DOM
48. 2026-07-07
    days on market $165,000 Active 183 DOM
49. 2026-07-06
    days on market $165,000 Active 182 DOM
50. 2026-07-06
    days on market $165,000 Active 181 DOM

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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 · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $37,521
• − Mortgage interest: −$9,243
• − Property taxes: −$2,930
• − Insurance: −$5,944
• − Repairs & maintenance: −$3,002
• − Management: −$3,002
• − HOA: −$9,096
• − Depreciation: −$4,800
• Taxable loss: −$494
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $1,408/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,125–$45,225 screening

The home is in fair condition with significant repairs and maintenance needed. Upgrading the roof, exterior, flooring, kitchen, and bathroom will significantly increase its resale value.

Components & finishes AI

Roof flat membrane Flooring tile

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof) — Flat membrane roofs typically require replacement every 20 years.

Repairs flagged

• Major Roof — The roof appears to be in poor condition, with visible wear and tear and potential water damage.
• Major Exterior walls and siding — The exterior walls and siding show signs of aging and potential water damage.
• Major Flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear and potential damage.
• Major Interior walls and paint — The interior walls and paint appear to be in poor condition, with visible wear and tear and potential damage.
• Major Kitchen appliances — The kitchen appears to be in poor condition, with outdated appliances and potential damage.
• Major Bathroom fixtures — The bathroom appears to be in poor condition, with outdated fixtures and potential damage.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale Exterior painting — Painting the exterior will improve the home's curb appeal and increase its resale value. ↑
• Resale Flooring replacement — Replacing the flooring will improve the home's appearance and increase its resale value. ↑
• Resale Kitchen appliances — Upgrading the kitchen appliances will improve the home's functionality and increase its resale value. ↑
• Resale Bathroom fixtures — Upgrading the bathroom fixtures will improve the home's functionality and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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: 90,324
• 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: 17% 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: 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%

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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: ▲ 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

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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 conditions and restrictions
• HOA & community: Monthly association feeAssociation fee includes management, common areas, cable TV, hot water, internet, laundry, grounds maintenance, parking, recreation facilities, reserve fund, security, trash, and waterCommunity amenities include boat dock, marina, pier, clubhouse, fitness center, billiard room, library, laundry, barbecue/picnic area, playground, pool, storage, tennis courts, and elevators

Exterior

• Parking: 1 covered parking spaceGarage with 1 space
• Security: Closed circuit camerasComplex is fencedSecurity guard
• Utilities: Water service availableSewer service availableElectricity available
• Home design: High-rise building (20 total stories)Entry located on level 14Unit has a viewFixer conditionAttached property (unit in a multi-unit building)
• Construction: Block constructionEffective year built
• Exterior features: Storm/security shuttersTennis court(s)Heated poolLake privileges (waterfront access)

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central air conditioningHeat pump heating
• Interior features: Eat-in kitchenWalk-in closet(s)Bedroom on main level
• Laundry & utility: Common area laundry

Price history

+385.3% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $165,000 MARMLS
• 2026-03-16 Price Changed $225,000 MARMLS
• 2026-01-01 Listed $250,000 MARMLS
• 1995-11-16 Sold (Public Records) $37,500 Public Records
• 1994-10-01 Sold (Public Records) $37,500 Public Records
• 1977-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,930 · +2.6% YoY. Source: county tax records.