3475 N Country Club Dr #514 · Aventura, FL 33180

$189,900

1 bd · 1.0 ba · 741 sqft · Condo public records · 206 Days on market

Built 1971 $696/mo HOA · 25% 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 +17.8/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

Welcome to Aventura to the quiet and relaxed community of Ensenada located around Aventura Circle with close vicinity of everything Aventura has to offer for dinning and shopping including Aventura Mall Spacious 1 bed 1 bath with a private balcony with granite counter tops, lots of closet space unit comes with 1 assigned parking space and good amount of spaces for visitors community offers canal front pool and BBQ area, gym, community room, security patrol, marina and more Tenant occupied management in premises

Key facts

• Private balcony
• Security patrol
• Canal front pool

Tags

• PRIVATE BALCONY
• GRANITE COUNTER TOPS
• CANAL FRONT POOL
• BBQ AREA
• COMMUNITY ROOM
• SECURITY PATROL

Property features AI

Finance

• Financial info: No pets allowed
• HOA & community: Monthly association fee of $696; Association covers hot water, insurance, laundry, grounds maintenance, and parking; Community amenities include clubhouse, elevators, fitness center, and laundry

Exterior

• Parking: Detached garage with 1 covered space
• Security: Security guard
• Utilities: Has heating and cooling
• Home design: Attached property; 9-story building; Entry on level 5
• Construction: Block construction; Resale property
• Exterior features: Balcony (open, screened)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling; 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 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (25.3% below list).
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $142k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 7.3% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 36% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 206 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% 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 25% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,892 (25.3% 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 206 days. Have you received any prior offers? Is the seller open to a 25% 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. 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: 1.45% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 5.8

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: -33.6%
• Equity multiple: -0.04×
• Total profit: $-55,407
• Equity at exit: $28,315

10-year hold

• IRR: -94.3%
• Equity multiple: -0.86×
• Total profit: $-98,704
• Equity at exit: $16,419

Cash invested: $53,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,752 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$248 /mo · $2,979/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$696
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-272

Break-even live

Break-even rent $3,096

Max offer price $141,892

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	3d	2	1.23mi
2602 E Hallandale Beach Blvd Hallandale Beach, FL	3.0	1.0–3.0	1011	$3,862	$3.82	2d	5	1.40mi
2601 E Hallandale Beach Blvd Unit 1227344P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	2d	2	1.40mi

HOA detail condo

• Monthly dues: $696 · $8,352/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $189,900 Active 206 DOM
2. 2026-06-17
   days on market $189,900 Active 205 DOM
3. 2026-06-16
   days on market $189,900 Active 204 DOM
4. 2026-06-15
   days on market $189,900 Active 203 DOM
5. 2026-06-13
   days on market $189,900 Active 201 DOM
6. 2026-06-09
   days on market $189,900 Active 197 DOM
7. 2026-06-08
   days on market $189,900 Active 196 DOM
8. 2026-06-08
   days on market $189,900 Active 195 DOM
9. 2026-06-04
   days on market $189,900 Active 192 DOM
10. 2026-06-03
    days on market $189,900 Active 191 DOM
11. 2026-06-02
    days on market $189,900 Active 190 DOM
12. 2026-06-01
    days on market $189,900 Active 189 DOM
13. 2026-05-31
    days on market $189,900 Active 188 DOM
14. 2026-05-07
    price $189,900
15. 2026-03-20
    price $195,000
16. 2026-01-21
    price $199,500
17. 2025-11-20
    listed $204,000 Active
18. 2023-09-18
    historical $1,900
19. 2023-09-18
    historical
20. 2023-08-22
    listed $1,900
21. 2023-08-21
    listed $249,000 Active
22. 2021-10-22
    status Pending
23. 2021-10-22
    historical
24. 2021-10-05
    status Active
25. 2021-09-20
    status Pending
26. 2021-03-29
    listed $175,000 Active
27. 2015-05-22
    soldstatus $160,000
28. 2015-05-16
    soldstatus $160,000 Sold
29. 2015-04-25
    status Pending
30. 2015-04-17
    listed $168,900 Active
31. 1999-12-28
    soldstatus $51,000
32. 1999-01-13
    soldstatus $41,000
33. 1975-08-01
    soldstatus $26,500

ⓘ 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: $2,979 · $248/mo
• Projected year-2 tax: $2,979 · $248/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 6 d/yr ≥103°F today · 22 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: $33,022
• − Mortgage interest: −$10,637
• − Property taxes: −$2,979
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − HOA: −$8,352
• − Depreciation: −$5,524
• Taxable loss: −$5,821
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-1,864/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

+616.6% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $189,900 MARMLS
• 2026-03-20 Price Changed $195,000 MARMLS
• 2026-01-21 Price Changed $199,500 MARMLS
• 2025-11-20 Listed $204,000 MARMLS
• 2023-09-18 Rental Removed $1,900 MARMLS
• 2023-09-18 Listing Removed — MARMLS
• 2023-08-22 Listed for Rent $1,900 MARMLS
• 2023-08-21 Listed $249,000 MARMLS
• 2021-10-22 Pending — MARMLS
• 2021-10-22 Listing Removed — MARMLS
• 2021-10-05 Relisted — MARMLS
• 2021-09-20 Pending — MARMLS
• 2021-03-29 Listed $175,000 MARMLS
• 2015-05-22 Sold (Public Records) $160,000 Public Records
• 2015-05-16 Sold (MLS) $160,000 MARMLS
• 2015-04-25 Pending — MARMLS
• 2015-04-17 Listed $168,900 MARMLS
• 1999-12-28 Sold (Public Records) $51,000 Public Records
• 1999-01-13 Sold (Public Records) $41,000 Public Records
• 1975-08-01 Sold (Public Records) $26,500 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,979 · -0.9% YoY. Source: county tax records.