2999 Point East Dr Unit C101 · Aventura, FL 33160

$188,000

1 bd · 1.0 ba · 817 sqft · Condo public records · 42 Days on market

Built 1966 $569/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy breathtaking water views in this beautifully remodeled 1-bedroom, 1-bath condo located in the heart of Aventura. Featuring an open balcony overlooking the bay, this light-filled home offers serene views throughout and a modern, comfortable living space. The unit has been completely updated with new flooring, brand-new appliances, a stylish kitchen with updated counters and cabinets, and a refreshed bathroom with a vanity and bathtub/shower combination. Additional features include spacious walk-in closets, extra storage, and hurricane shutters for peace of mind. Resort-style living awaits with 5 pools, a fitness center, sauna, library, card and party rooms, plus billiards, all within a

Key facts

• Water views
• New flooring
• Stylish kitchen

Tags

• WATER VIEWS
• OPEN BALCONY
• MODERN LIVING SPACE
• NEW FLOORING
• BRAND-NEW APPLIANCES
• STYLISH KITCHEN

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, laundry, grounds maintenance, parking, pool(s), sewer, trash and water; Association amenities include billiard room, business center, clubhouse, elevators, fitness center, laundry facilities, barbecue/picnic area, pool, shuffleboard court, sauna and transportation service; Senior community

Exterior

• Parking: One assigned parking space
• Security: Complex is fenced; Doorman; Security guard
• Utilities: Water service included in association; Sewer included in association; Trash included in association; Electric service; Central cooling
• Home design: 6-story building; Unit entry on first level; Attached property; Bayfront waterfront view
• Construction: Block construction; Effective year built reported
• Exterior features: Enclosed porch; Storm/security shutters; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First floor entry; Handicap access; Combined living/dining area
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $188k).
• Recommended offer: $182k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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.
• 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 $3,589/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 $2k of equity ($1k loan paydown + $991 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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 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 $128k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $182,360 (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 1966 — 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: 1.91% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 4.4

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: 11.2%
• Equity multiple: 1.54×
• Total profit: $28,508
• Equity at exit: $59,595

10-year hold

• IRR: 13.5%
• Equity multiple: 2.43×
• Total profit: $75,151
• Equity at exit: $75,763

Cash invested: $52,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,589 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$211 /mo · $2,538/yr
• Insurance: −$78
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$569
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $564

Break-even live

Break-even rent $2,875

Max offer price $188,000

Occupancy floor 79%

Sensitivity live

Price	-10% $671	-5% $618	+0% $564	+5% $511	+10% $458
Rent	-10% $281	-5% $423	+0% $564	+5% $706	+10% $848
Rate	-1.0pp $659	-0.5pp $612	base $564	+0.5pp $516	+1.0pp $466

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-13
   statusdays on market $188,000 Pending 42 DOM
2. 2026-06-09
   days on market $188,000 Active 40 DOM
3. 2026-06-08
   days on market $188,000 Active 39 DOM
4. 2026-06-07
   days on market $188,000 Active 38 DOM
5. 2026-06-04
   days on market $188,000 Active 35 DOM
6. 2026-06-03
   days on market $188,000 Active 34 DOM
7. 2026-06-02
   days on market $188,000 Active 33 DOM
8. 2026-06-01
   days on market $188,000 Active 32 DOM
9. 2026-05-31
   days on market $188,000 Active 31 DOM
10. 2026-04-30
    listed $188,000 Active
11. 2026-04-02
    historical
12. 2025-10-21
    price $210,000
13. 2025-04-03
    listed $230,000 Active
14. 2025-02-04
    soldstatus $128,300
15. 1991-07-17
    soldstatus $48,000
16. 1987-08-01
    soldstatus $29,000
17. 1987-08-01
    soldstatus $29,000

ⓘ 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: $2,538 · $211/mo
• Projected year-2 tax: $2,538 · $211/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 · 91% 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: $43,072
• − Mortgage interest: −$10,531
• − Property taxes: −$2,538
• − Insurance: −$6,058
• − Repairs & maintenance: −$3,446
• − Management: −$3,446
• − HOA: −$6,828
• − Depreciation: −$5,469
• Taxable income: $4,756
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $5,630/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): 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

+548.3% since first listed

8 events — show timeline

• 2026-04-30 Listed $188,000 MARMLS
• 2026-04-02 Listing Removed — MARMLS
• 2025-10-21 Price Changed $210,000 MARMLS
• 2025-04-03 Listed $230,000 MARMLS
• 2025-02-04 Sold (Public Records) $128,300 Public Records
• 1991-07-17 Sold (Public Records) $48,000 Public Records
• 1987-08-01 Sold (Public Records) $29,000 Public Records
• 1987-08-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,538 · -0.7% YoY. Source: county tax records.