2801 NE 183rd St Unit 1108W · Aventura, FL 33160

$229,000

1 bd · 2.0 ba · 1,066 sqft · Condo public records · 42 Days on market

Built 1974 $753/mo HOA · 20% 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Aventura, Florida! This bright, spacious renovated 1bath/2 bed apartment with spectacular Intracoastal view. A beautiful kitchen with quartz countertop and great appliances. Upgraded air conditioning. Plenty of storage space. The building offers a full suite of resort-style amenities, including two swimming pools, BBQ areas, fitness center, tennis and basketball courts, mini-golf, library, beautifully landscaped walking paths, and 24-hour security. Ideally located in the heart of Aventura, just minutes from Aventura Mall, shopping, dining, beaches, parks, and medical facilities. A rare opportunity to enjoy space, views, and convenience in one of South Florida’s most desirab

Key facts

• Quartz countertop
• Two swimming pools
• Intracoastal view

Tags

• INTRACOASTAL VIEW
• QUARTZ COUNTERTOP
• UPGRADED AIR CONDITIONING
• STORAGE SPACE
• RESORT-STYLE AMENITIES
• TWO SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• 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.
• Market conditions: Rents flat; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,735/mo this rent would consume 67% 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 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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 20% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1974 — 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. 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: 1.63% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 5.1

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: 2.8%
• Equity multiple: 1.13×
• Total profit: $8,491
• Equity at exit: $72,591

10-year hold

• IRR: 5.6%
• Equity multiple: 1.60×
• Total profit: $38,193
• Equity at exit: $92,286

Cash invested: $64,120 (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: 1878
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,735 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$753
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $256

Break-even live

Break-even rent $3,411

Max offer price $229,000

Occupancy floor 88%

Sensitivity live

Price	-10% $386	-5% $321	+0% $256	+5% $191	+10% $126
Rent	-10% $-39	-5% $108	+0% $256	+5% $404	+10% $551
Rate	-1.0pp $371	-0.5pp $314	base $256	+0.5pp $197	+1.0pp $136

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $753 · $9,036/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-04-17
   status Pending
2. 2026-03-23
   price $229,000
3. 2026-03-06
   listed $238,000 Active
4. 2026-03-06
   historical
5. 2026-01-06
   listed $238,000 Active
6. 2026-01-06
   historical
7. 2025-12-05
   price $238,000
8. 2025-11-02
   listed $240,000 Active
9. 2025-11-02
   historical
10. 2025-02-13
    price $254,000
11. 2025-01-10
    price $259,000
12. 2024-12-02
    listed $269,000 Active
13. 2024-11-23
    historical
14. 2024-07-17
    price $282,000
15. 2024-06-13
    price $279,000
16. 2024-05-31
    status Active
17. 2024-05-24
    historical Active Under Contract
18. 2024-04-12
    listed $289,000 Active
19. 2024-04-10
    historical
20. 2024-04-08
    price $289,000
21. 2024-03-14
    price $307,000
22. 2024-02-26
    listed $312,000 Active
23. 2024-02-22
    historical
24. 2024-01-24
    price $329,000
25. 2024-01-12
    price $337,000
26. 2023-12-25
    listed $339,999 Active
27. 2022-12-28
    soldstatus $275,000
28. 2022-12-24
    soldstatus $275,000
29. 2022-09-21
    listed $280,000
30. 2020-09-09
    historical
31. 2020-02-26
    listed $179,000
32. 2012-01-26
    soldstatus $111,000
33. 2012-01-12
    soldstatus $111,000
34. 2006-08-15
    soldstatus $190,000
35. 1979-04-01
    soldstatus $45,000
36. 1974-12-01
    soldstatus $30,000

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 25 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: $44,823
• − Mortgage interest: −$12,828
• − Property taxes: −$2,628
• − Insurance: −$6,264
• − Repairs & maintenance: −$3,586
• − Management: −$3,586
• − HOA: −$9,036
• − Depreciation: −$6,662
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $3,016/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

+663.3% since first listed

36 events — show timeline

• 2026-04-17 Pending — MARMLS
• 2026-03-23 Price Changed $229,000 MARMLS
• 2026-03-06 Listing Removed — MARMLS
• 2026-03-06 Listed $238,000 MARMLS
• 2026-01-06 Listing Removed — MARMLS
• 2026-01-06 Listed $238,000 MARMLS
• 2025-12-05 Price Changed $238,000 MARMLS
• 2025-11-02 Listing Removed — MARMLS
• 2025-11-02 Listed $240,000 MARMLS
• 2025-02-13 Price Changed $254,000 MARMLS
• 2025-01-10 Price Changed $259,000 MARMLS
• 2024-12-02 Listed $269,000 MARMLS
• 2024-11-23 Listing Removed — MARMLS
• 2024-07-17 Price Changed $282,000 MARMLS
• 2024-06-13 Price Changed $279,000 MARMLS
• 2024-05-31 Relisted — MARMLS
• 2024-05-24 Contingent — MARMLS
• 2024-04-12 Listed $289,000 MARMLS
• 2024-04-10 Listing Removed — MARMLS
• 2024-04-08 Price Changed $289,000 MARMLS
• 2024-03-14 Price Changed $307,000 MARMLS
• 2024-02-26 Listed $312,000 MARMLS
• 2024-02-22 Listing Removed — MARMLS
• 2024-01-24 Price Changed $329,000 MARMLS
• 2024-01-12 Price Changed $337,000 MARMLS
• 2023-12-25 Listed $339,999 MARMLS
• 2022-12-28 Sold (Public Records) $275,000 Public Records
• 2022-12-24 Sold (MLS) $275,000 Beaches MLS
• 2022-09-21 Listed $280,000 Beaches MLS
• 2020-09-09 Listing Removed — Beaches MLS
• 2020-02-26 Listed $179,000 Beaches MLS
• 2012-01-26 Sold (MLS) $111,000 MARMLS
• 2012-01-12 Sold (Public Records) $111,000 Public Records
• 2006-08-15 Sold (Public Records) $190,000 Public Records
• 1979-04-01 Sold (Public Records) $45,000 Public Records
• 1974-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,628 · -24.5% YoY. Source: county tax records.