18051 Biscayne Blvd #1705 · Aventura, FL 33160

$375,000

2 bd · 2.0 ba · 1,605 sqft · Condo public records · 351 Days on market

Built 1971 $1047/mo HOA · 24% of rent

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Why this score? — see what drove the D+ 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptional opportunity in a rapidly improving Aventura building. Located in one of Aventura's most desirable communities, this fully renovated corner unit is currently leased at $2,600/month, providing immediate rental income from day one. Featuring porcelain flooring, an open-concept kitchen with quartz countertops, spacious light-filled living areas, and stunning city and Intracoastal views from two private balconies. The unit offers two spacious bedrooms with bamboo flooring, including a primary suite with a custom closet, updated bathroom, and balcony access, plus a second fully remodeled bathroom. Residents enjoy resort-style amenities including 24-hour security, two pools, tennis cou

Key facts

• Private balconies
• Quartz countertops
• Porcelain flooring

Tags

• CORNER UNIT
• PRIVATE BALCONIES
• CITY AND INTRACOASTAL VIEWS
• PORCELAIN FLOORING
• OPEN KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include marina, fitness center, laundry, library, barbecue/picnic area, pool, sauna, tennis courts, elevators; Association fee covers amenities, cable TV, insurance, internet, laundry, grounds maintenance, building maintenance, parking, recreation facilities, reserve fund, roof, sewer, security, trash, and water

Exterior

• Parking: 1 covered parking space (garage)
• Security: Security guard; Exterior lighting
• Utilities: Association pool
• Home design: Condo/Apartment in a 20-story building; Entry on level 17; Property is attached
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (23.7% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $286k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 $4,362/mo this rent would consume 78% 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 $5k of equity ($3k loan paydown + $2k 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 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 13789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; list at $375k implies a 120% 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 $286,115 (23.7% 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 351 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. 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: 1.16% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 7.2

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: -8.3%
• Equity multiple: 0.60×
• Total profit: $-41,591
• Equity at exit: $118,872

10-year hold

• IRR: -4.3%
• Equity multiple: 0.54×
• Total profit: $-48,663
• Equity at exit: $151,123

Cash invested: $105,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,362 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$353 /mo · $4,234/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,047
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $-503

Break-even live

Break-even rent $4,999

Max offer price $286,115

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-397	+0% $-503	+5% $-609	+10% $-715
Rent	-10% $-848	-5% $-675	+0% $-503	+5% $-331	+10% $-159
Rate	-1.0pp $-314	-0.5pp $-408	base $-503	+0.5pp $-600	+1.0pp $-699

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,047 · $12,564/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $375,000 Active 351 DOM
2. 2026-06-17
   days on market $375,000 Active 350 DOM
3. 2026-06-16
   days on market $375,000 Active 349 DOM
4. 2026-06-15
   days on market $375,000 Active 348 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $375,000 Active 346 DOM
7. 2026-06-09
   days on market $375,000 Active 342 DOM
8. 2026-06-08
   days on market $375,000 Active 341 DOM
9. 2026-06-08
   days on market $375,000 Active 340 DOM
10. 2026-06-04
    days on market $375,000 Active 337 DOM
11. 2026-06-03
    days on market $375,000 Active 336 DOM
12. 2026-06-02
    days on market $375,000 Active 335 DOM
13. 2026-06-01
    days on market $375,000 Active 334 DOM
14. 2026-05-31
    days on market $375,000 Active 333 DOM
15. 2026-05-04
    price $375,000
16. 2026-01-20
    historical $2,600
17. 2026-01-08
    price $2,600
18. 2026-01-01
    listed $2,700
19. 2025-12-21
    historical $2,700
20. 2025-12-09
    listed $2,700
21. 2025-10-12
    price $398,000
22. 2025-09-30
    price $399,000
23. 2025-07-02
    listed $420,000 Active
24. 2025-06-03
    historical
25. 2025-06-03
    status Active
26. 2025-03-26
    price $429,000
27. 2025-03-20
    price $439,900
28. 2024-12-04
    listed $440,000 Active
29. 2020-06-24
    soldstatus $170,500
30. 1984-04-01
    soldstatus $75,000
31. 1984-03-01
    soldstatus $75,000
32. 1979-09-01
    soldstatus $82,000

ⓘ 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: $4,234 · $353/mo
• Projected year-2 tax: $4,234 · $353/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: $52,345
• − Mortgage interest: −$21,006
• − Property taxes: −$4,234
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,188
• − Management: −$4,188
• − HOA: −$12,564
• − Depreciation: −$10,909
• Taxable loss: −$11,737
• Est. tax savings @ 24.0%: +$2,817
• After-tax cash flow: $-3,221/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
• 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

+357.3% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $375,000 MARMLS
• 2026-01-20 Rental Removed $2,600 MARMLS
• 2026-01-08 Price Changed $2,600 MARMLS
• 2026-01-01 Listed for Rent $2,700 MARMLS
• 2025-12-21 Rental Removed $2,700 MARMLS
• 2025-12-09 Listed for Rent $2,700 MARMLS
• 2025-10-12 Price Changed $398,000 MARMLS
• 2025-09-30 Price Changed $399,000 MARMLS
• 2025-07-02 Listed $420,000 MARMLS
• 2025-06-03 Listing Removed — MARMLS
• 2025-06-03 Relisted — MARMLS
• 2025-03-26 Price Changed $429,000 MARMLS
• 2025-03-20 Price Changed $439,900 MARMLS
• 2024-12-04 Listed $440,000 MARMLS
• 2020-06-24 Sold (Public Records) $170,500 Public Records
• 1984-04-01 Sold (Public Records) $75,000 Public Records
• 1984-03-01 Sold (Public Records) $75,000 Public Records
• 1979-09-01 Sold (Public Records) $82,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $4,234 · +1.8% YoY. Source: county tax records.