20335 W Country Club Dr #1105 · Aventura, FL 33180

$215,000

1 bd · 1.0 ba · 913 sqft · Condo public records · 1 Days on market

Built 1975 $805/mo HOA · 25% 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 +19.3/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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 MLS

* * NOT A SHORT SALE * * LOW MAINTENANCE * * BEST VIEWS IN COMPLEX * * RIGHT ON THE GOLF COURSE * * OVERSIZE BALCONY * * COVERED PARKING * * IN THE CENTER OF THE GOLF COURSE * * 27 HR SECURITY * * PARTY AND CARD ROOM * * POOL * * SPA * * GYM * * COURTESY CITY BUS * * JUST STEPS FROM AVENTURA MALL, STORES, RESTAURANTS, PUBLIX, ETC. .. * * SERIOUSLY MOTIVATED OWNER * * BUILDING WITH CURRENT RENOVATIONS AND UPGRADES WILL ADD LOTS OF VALUE ONCE COMPLETE * *

Key facts

• Updated kitchen
• Ample cabinet space
• Tile flooring

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• TILE FLOORING
• LARGE PRIVATE BALCONY

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association amenities include bike storage, clubhouse, elevators, fitness center, laundry, pool, sauna, spa/hot tub, storage, trash service, and vehicle wash area; Association fee covers management, amenities, cable TV, insurance, internet, laundry, legal/accounting, grounds maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, roof, sewer, security, trash and water

Exterior

• Parking: 1 covered parking space; Secured garage/parking
• Security: Complex fenced; Elevator secured; Key card entry; Lobby secured; Security guard; Fire alarm; Smoke detectors; Exterior lighting
• Utilities: Water and sewer included in association (see HOA details); Standard power service
• Home design: Attached property in a multi-story building; 27-story building; Entry located on level 11
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Open balcony/porch; Fence; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Trash compactor
• Flooring: Carpet; Ceramic tile; Parquet
• Bathrooms: 1 full bathroom and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Interior includes other built-in features; Carpet, ceramic tile and parquet flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (15.8% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $181k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 7.6% 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 soft (-1.5%/yr); 985 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 42% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $113k; list at $215k implies a 90% gain — meaningful room to come down on a strong offer.

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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,104 (15.8% 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. Built in 1975 — 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: 1.48% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 5.6

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: -29.0%
• Equity multiple: 0.08×
• Total profit: $-55,570
• Equity at exit: $32,057

10-year hold

• IRR: -75.0%
• Equity multiple: -0.61×
• Total profit: $-96,856
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

ZIP-level market 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,175 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$805
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-192

Break-even live

Break-even rent $3,418

Max offer price $181,104

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	24d	5	1.28mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.47mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.47mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	1.47mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.47mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.47mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.50mi

HOA detail condo

• Monthly dues: $805 · $9,660/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-17
   pricedays on marketlisting id $215,000 Active 1 DOM
2. 2026-06-15
   days on market $213,000 Active 174 DOM
3. 2026-06-13
   days on market $213,000 Active 172 DOM
4. 2026-06-09
   days on market $213,000 Active 168 DOM
5. 2026-06-08
   days on market $213,000 Active 167 DOM
6. 2026-06-07
   days on market $213,000 Active 166 DOM
7. 2026-06-04
   days on market $213,000 Active 163 DOM
8. 2026-06-03
   days on market $213,000 Active 162 DOM
9. 2026-06-02
   days on market $213,000 Active 161 DOM
10. 2026-06-01
    days on market $213,000 Active 160 DOM
11. 2026-05-31
    days on market $213,000 Active 159 DOM
12. 2026-01-30
    price $213,000
13. 2025-12-24
    price $215,000
14. 2025-12-23
    listed $212,000 Active
15. 2025-10-03
    historical
16. 2025-09-15
    price $212,000
17. 2025-08-27
    listed $215,000 Active
18. 2009-11-13
    soldstatus $113,000
19. 2009-11-06
    soldstatus $113,000 490-char remark

    Show marketing remark (490 chars)

    * * NOT A SHORT SALE * * LOW MAINTENANCE * * BEST VIEWS IN COMPLEX * * RIGHT ON THE GOLF COURSE * * OVERSIZE BALCONY * * COVERED PARKING * * IN THE CENTER OF THE GOLF COURSE * * 27 HR SECURITY * * PARTY AND CARD ROOM * * POOL * * SPA * * GYM * * COURTESY CITY BUS * * JUST STEPS FROM AVENTURA MALL, STORES, RESTAURANTS, PUBLIX, ETC. .. * * SERIOUSLY MOTIVATED OWNER * * BUILDING WITH CURRENT RENOVATIONS AND UPGRADES WILL ADD LOTS OF VALUE ONCE COMPLETE * *

20. 1975-11-01
    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: $3,016 · $251/mo
• Projected year-2 tax: $3,016 · $251/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $38,097
• − Mortgage interest: −$12,043
• − Property taxes: −$3,016
• − Insurance: −$6,194
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − HOA: −$9,660
• − Depreciation: −$6,255
• Taxable loss: −$5,166
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $-1,063/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

+610.0% since first listed

9 events — show timeline

• 2026-01-30 Price Changed $213,000 MARMLS
• 2025-12-24 Price Changed $215,000 MARMLS
• 2025-12-23 Listed $212,000 MARMLS
• 2025-10-03 Listing Removed — MARMLS
• 2025-09-15 Price Changed $212,000 MARMLS
• 2025-08-27 Listed $215,000 MARMLS
• 2009-11-13 Sold (Public Records) $113,000 Public Records
• 2009-11-06 Sold (MLS) $113,000 MARMLS
• 1975-11-01 Sold (Public Records) $30,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,016 · -0.7% YoY. Source: county tax records.