2780 NE 183rd St Ph 04 · Aventura, FL 33160

$272,000

2 bd · 2.0 ba · 1,143 sqft · Condo public records · 34 Days on market

Built 1971 $1051/mo HOA · 29% 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 +14.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

Key facts

• 24 hours security
• Largest balcony
• Storage space

Tags

• LARGEST BALCONY
• UNOBSTRUCTED WATER VIEWS
• MODERN GYM
• TWO POOLS
• STORAGE SPACE
• 24 HOURS SECURITY

Property features AI

Finance

• Financial info: Pets allowed (yes) — maximum 20 lbs
• HOA & community: Monthly association fee; Association fee includes cable TV, hot water, laundry, parking, pools, recreation facilities, sewer, security, trash, water; Community amenities include clubhouse, fitness center, laundry, library, tennis courts, elevators

Exterior

• Parking: Attached covered garage with 1 space
• Security: Closed-circuit cameras; Doorman; Elevator secured; Secured garage/parking; Secured lobby; Security guard
• Utilities: Cable available
• Home design: Attached property; High-rise building (21 stories)
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open patio; Patio; Tennis courts; Bay front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Concrete; Marble
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $272k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (24.1% below list).
• Meets the 1% rule at list price ($4k rent vs $272k).
• Recommended offer: $207k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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.
• 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; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,581/mo this rent would consume 64% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% 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 $206,552 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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: 1.32% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 6.3

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: -8.6%
• Equity multiple: 0.59×
• Total profit: $-31,154
• Equity at exit: $86,222

10-year hold

• IRR: -4.8%
• Equity multiple: 0.49×
• Total profit: $-39,080
• Equity at exit: $109,615

Cash invested: $76,160 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,581 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$113
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,051
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $-370

Break-even live

Break-even rent $4,050

Max offer price $206,552

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-293	+0% $-370	+5% $-447	+10% $-524
Rent	-10% $-653	-5% $-512	+0% $-370	+5% $-229	+10% $-88
Rate	-1.0pp $-234	-0.5pp $-301	base $-370	+0.5pp $-441	+1.0pp $-513

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,051 · $12,612/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $272,000 Active 34 DOM
2. 2026-06-18
   days on market $272,000 Active 31 DOM
3. 2026-06-17
   days on market $272,000 Active 30 DOM
4. 2026-06-16
   days on market $272,000 Active 29 DOM
5. 2026-06-15
   days on market $272,000 Active 28 DOM
6. 2026-06-13
   days on market $272,000 Active 26 DOM
7. 2026-06-09
   days on market $272,000 Active 22 DOM
8. 2026-06-08
   pricedays on market $272,000 Active 21 DOM
9. 2026-06-07
   days on market $280,000 Active 20 DOM
10. 2026-06-04
    days on market $280,000 Active 17 DOM
11. 2026-06-03
    days on market $280,000 Active 16 DOM
12. 2026-06-02
    days on market $280,000 Active 15 DOM
13. 2026-06-01
    days on market $280,000 Active 14 DOM
14. 2026-05-31
    days on market $280,000 Active 13 DOM
15. 2026-05-11
    listed $280,000 Active
16. 2024-10-15
    historical
17. 2024-05-21
    price $350,000
18. 2024-04-14
    listed $368,000 Active
19. 2014-06-04
    soldstatus $240,000 Sold 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

20. 2014-06-03
    soldstatus $240,000
21. 2014-05-08
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

22. 2014-05-07
    price $244,900 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

23. 2014-04-30
    price $247,999 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

24. 2014-04-19
    price $248,000 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

25. 2014-03-24
    price $249,999 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

26. 2014-03-05
    price $250,000 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

27. 2014-02-22
    price $299,000 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

28. 2013-10-23
    listed $325,000 Active 442-char remark

    Show marketing remark (442 chars)

    Absolutely gorgeous on of the best locations in the building, unobstructed water views in this updated 2 bedroom/ 2 bathroom Penthouse. Beautifully designed kitchen , stylish hardware, granite counter-tops, and recessed & pendant lighting. All stainless s teel appliances and exhaust hood. Low maintenance fee. Covered parking. Storage space with unit. 24 hours security. Two pools and a gym.   Walk to Starbucks and Fresh Market!

29. 2000-01-03
    soldstatus $77,500
30. 1991-03-14
    soldstatus $72,000
31. 1976-10-01
    soldstatus $40,500

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,258 · $188/mo
• Expected delta: +$75/yr (+$6/mo · 3.4%)

ⓘ 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 · 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: $42,967
• − Mortgage interest: −$15,236
• − Property taxes: −$2,182
• − Insurance: −$6,478
• − Repairs & maintenance: −$3,437
• − Management: −$3,437
• − HOA: −$12,612
• − Depreciation: −$7,913
• Taxable loss: −$8,330
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-2,447/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): 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

+591.4% since first listed

17 events — show timeline

• 2026-05-11 Listed $280,000 MARMLS
• 2024-10-15 Listing Removed — MARMLS
• 2024-05-21 Price Changed $350,000 MARMLS
• 2024-04-14 Listed $368,000 MARMLS
• 2014-06-04 Sold (MLS) $240,000 MARMLS
• 2014-06-03 Sold (Public Records) $240,000 Public Records
• 2014-05-08 Pending — MARMLS
• 2014-05-07 Price Changed $244,900 MARMLS
• 2014-04-30 Price Changed $247,999 MARMLS
• 2014-04-19 Price Changed $248,000 MARMLS
• 2014-03-24 Price Changed $249,999 MARMLS
• 2014-03-05 Price Changed $250,000 MARMLS
• 2014-02-22 Price Changed $299,000 MARMLS
• 2013-10-23 Listed $325,000 MARMLS
• 2000-01-03 Sold (Public Records) $77,500 Public Records
• 1991-03-14 Sold (Public Records) $72,000 Public Records
• 1976-10-01 Sold (Public Records) $40,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,182 · +7.1% YoY. Source: county tax records.