20281 E Country Club Dr #207 · Aventura, FL 33180

$595,000

3 bd · 2.0 ba · 2,080 sqft · Condo public records · 328 Days on market

Built 1984

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Cash flow +6.5/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Over 2,000 sq ft of beautifully updated living space with a huge private patio and direct pool access! Enjoy a renovated kitchen, modern bathrooms, spacious living room with wet bar, and a separate dining area. The oversized primary suite fits a king bed, dresser, sofa, and includes a large walk-in closet. Located on Aventura’s scenic 3.5-mile trail, walkable to worship and the mall. Luxury amenities: 2 pools, gym, spa, tennis, squash, movie theater, café, salon & private restaurant.

Key facts

• Wet bar
• Private patio
• Renovated kitchen

Tags

• PRIVATE PATIO
• DIRECT POOL ACCESS
• RENOVATED KITCHEN
• MODERN BATHROOMS
• SPACIOUS LIVING ROOM
• WET BAR

Property features AI

Finance

• Financial info: Pets allowed conditionally (restrictions may apply)
• HOA & community: Monthly association fee (includes management, amenities, common areas, cable TV, internet, grounds and structure maintenance, parking, pest control, pool(s), recreation facilities, sewer, trash); Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, basketball court, billiard room, bike storage, elevator(s), and transportation service

Exterior

• Parking: 2 covered garage spaces; Guest parking; Multiple parking spaces; Valet
• Security: Complex fenced; Key card entry; Secured lobby; Security guard; Smoke detectors
• Utilities: Water: waterfront with Intracoastal access; Pool heated by association
• Home design: Attached property; Entry on level 2
• Construction: Block construction; Resale unit; 26-story building
• Exterior features: Barbecue area; Porch; Patio; Wrap-around porch/patio; Storm/security shutters; Association pool (heated)

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Microwave; Refrigerator; Icemaker; Dishwasher; Disposal
• Bedrooms: At least one bedroom on the main level
• Flooring: Carpet; Ceramic tile; Marble
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds on windows; Bidet; Built-in features and bar; Breakfast area; Dual sinks; First floor entry; Jetted tub; Living/dining room; Separate shower; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $595k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $595k).
• Recommended offer: $524k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.3% 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.
• 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; 40 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).
• At $7,064/mo this rent would consume 93% of the median local household income ($91k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 328 days — a 12% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $93k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; list at $595k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $523,600 (12.0% 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 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
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: 1.19% ✓
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 7.0

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: -41.6%
• Equity multiple: -0.24×
• Total profit: $-206,829
• Equity at exit: $88,716

10-year hold

• IRR: —
• Equity multiple: -1.22×
• Total profit: $-370,370
• Equity at exit: $51,445

Cash invested: $166,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $7,064 high
• Mortgage (P&I): −$3,120
• Tax from tax record: −$806 /mo · $9,671/yr
• Insurance: −$248
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 2 same-building comps: −$2,418
• Vacancy / Maint / Mgmt: −$1,483
• Net cashflow: $-1,438

Break-even live

Break-even rent $8,884

Max offer price $340,921

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20824 NE 37th Ave Unit 20824 Aventura, FL	3.0	4.0	2800	$25,000	$8.93	24d	1	0.25mi
19955 NE 38th Ct #2106 Aventura, FL	3.0	4.5	2860	$20,000	$6.99	18d	1	0.33mi
636 Hibiscus Dr Hallandale Beach, FL	4.0	3.5	2753	$15,000	$5.45	24d	1	0.77mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$4,000	$3.11	24d	3	0.79mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$4,000	$3.17	20d	2	0.79mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	24d	1	0.87mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	24d	1	0.87mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	3d	1	0.87mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	10d	1	0.87mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$7,500	$5.91	24d	7	0.88mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$7,500	$5.91	3d	11	0.88mi
2000 S Ocean Dr Unit 8A Hallandale Beach, FL	3.0	3.5	2530	$20,000	$7.91	4d	1	0.98mi
2000 S Ocean Dr Unit 28A Hallandale Beach, FL	3.0	3.5	2913	$22,000	$7.55	24d	1	0.98mi
2000 S Ocean Dr Unit 5A Hallandale Beach, FL	4.0	3.5	2913	$18,000	$6.18	22d	1	0.98mi
2000 S Ocean Dr Unit 8A Hallandale Beach, FL	3.0	3.5	2530	$20,000	$7.91	24d	1	0.98mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	7d	1	1.00mi
1985 S Ocean Dr Unit 22E Hallandale Beach, FL	3.0	2.5	1780	$5,900	$3.31	24d	1	1.00mi
1980 S Ocean Dr Unit 15Q Hallandale Beach, FL	3.0	2.5	1740	$4,250	$2.44	24d	1	1.00mi
18975 Collins Ave Sunny Isles Beach, FL	3.0–5.0	3.0–5.5	2885	$22,000	$7.62	10d	8	1.05mi
18975 Collins Ave Sunny Isles Beach, FL	3.0–5.0	3.0–5.5	3160	$22,000	$6.96	2d	10	1.05mi
1950 S Ocean Dr Unit 19E Hallandale Beach, FL	3.0	2.5	1780	$4,000	$2.25	24d	1	1.09mi
1950 S Ocean Dr Unit LE Hallandale Beach, FL	3.0	2.5	1780	$4,500	$2.53	24d	1	1.09mi
1950 S Ocean Dr Unit 19E Hallandale Beach, FL	3.0	2.5	1780	$4,000	$2.25	7d	1	1.09mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,800	$3.11	7d	2	1.10mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,800	$3.11	15d	3	1.10mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1522	$4,500	$2.96	18d	3	1.10mi
1945 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1542	$4,800	$3.11	12d	2	1.10mi
1920 S Ocean Dr Unit 17D Hallandale Beach, FL	2.0	2.0	1955	$4,250	$2.17	24d	1	1.17mi
1880 N Ocean Dr Unit TS601 Hallandale Beach, FL	3.0	3.0	1940	$7,000	$3.61	24d	1	1.23mi
1890 S Ocean Dr #4 Hallandale Beach, FL	3.0	3.0	1920	$6,800	$3.54	2d	1	1.25mi
1890 S Ocean Dr #703 Hallandale Beach, FL	2.0	2.5	1600	$5,000	$3.12	24d	1	1.25mi
468 Golden Isles Dr Unit 202 Hallandale Beach, FL	3.0	2.5	2300	$5,800	$2.52	24d	1	1.27mi
18501 Collins Ave Sunny Isles Beach, FL	3.0–4.0	4.5–5.5	3107	$30,000	$9.66	24d	2	1.32mi
5000 Island Estates Dr #606 Aventura, FL	3.0	4.5	2670	$21,000	$7.87	24d	1	1.34mi
5500 Island Estates Dr #507 Aventura, FL	3.0	4.5	2626	$23,500	$8.95	3d	1	1.34mi
5500 Island Estates Dr #507 Aventura, FL	3.0	4.5	2626	$23,500	$8.95	5d	1	1.34mi
5000 Island Estates Dr #606 Aventura, FL	3.0	4.5	2670	$19,900	$7.45	10d	1	1.34mi
5000 Island Estates Dr #606 Aventura, FL	3.0	4.5	2670	$19,900	$7.45	7d	1	1.34mi
1850 S Ocean Dr #1410 Hallandale Beach, FL	2.0	2.0	1782	$6,500	$3.65	3d	1	1.35mi
1850 S Ocean Dr #1105 Hallandale Beach, FL	2.0	2.0	1782	$7,000	$3.93	17d	1	1.35mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $595,000 Active 328 DOM
2. 2026-06-17
   days on market $595,000 Active 327 DOM
3. 2026-06-16
   days on market $595,000 Active 326 DOM
4. 2026-06-15
   days on market $595,000 Active 325 DOM
5. 2026-06-13
   days on market $595,000 Active 323 DOM
6. 2026-06-09
   days on market $595,000 Active 319 DOM
7. 2026-06-08
   days on market $595,000 Active 318 DOM
8. 2026-06-08
   days on market $595,000 Active 317 DOM
9. 2026-06-04
   days on market $595,000 Active 314 DOM
10. 2026-06-03
    days on market $595,000 Active 313 DOM
11. 2026-06-02
    days on market $595,000 Active 312 DOM
12. 2026-06-01
    days on market $595,000 Active 311 DOM
13. 2026-05-31
    days on market $595,000 Active 310 DOM
14. 2026-05-07
    price $595,000
15. 2025-10-31
    price $629,000
16. 2025-07-25
    listed $688,000 Active
17. 2025-04-12
    historical
18. 2025-04-01
    price $599,500
19. 2025-04-01
    price $599,000
20. 2024-11-12
    price $615,000
21. 2024-10-24
    price $619,000
22. 2024-09-20
    price $620,000
23. 2024-08-23
    listed $599,000 Active
24. 2024-04-01
    historical
25. 2024-03-25
    price $688,000
26. 2024-03-25
    price $745,000
27. 2024-03-25
    price $765,000
28. 2024-03-07
    price $760,000
29. 2024-01-11
    status Active
30. 2024-01-10
    historical Active Under Contract
31. 2023-11-21
    listed $765,000 Active
32. 2009-07-15
    soldstatus $280,000
33. 1992-06-02
    soldstatus $275,000
34. 1987-09-02
    soldstatus $215,000
35. 1987-08-01
    soldstatus $215,000

ⓘ 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: $9,671 · $806/mo
• Projected year-2 tax: $9,671 · $806/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 · 21 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: $84,765
• − Mortgage interest: −$33,329
• − Property taxes: −$9,671
• − Insurance: −$8,094
• − Repairs & maintenance: −$6,781
• − Management: −$6,781
• − HOA: −$29,016
• − Depreciation: −$17,309
• Taxable loss: −$26,217
• Est. tax savings @ 24.0%: +$6,292
• After-tax cash flow: $-10,967/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

+176.7% since first listed

22 events — show timeline

• 2026-05-07 Price Changed $595,000 MARMLS
• 2025-10-31 Price Changed $629,000 MARMLS
• 2025-07-25 Listed $688,000 MARMLS
• 2025-04-12 Listing Removed — MARMLS
• 2025-04-01 Price Changed $599,500 MARMLS
• 2025-04-01 Price Changed $599,000 MARMLS
• 2024-11-12 Price Changed $615,000 MARMLS
• 2024-10-24 Price Changed $619,000 MARMLS
• 2024-09-20 Price Changed $620,000 MARMLS
• 2024-08-23 Listed $599,000 MARMLS
• 2024-04-01 Listing Removed — MARMLS
• 2024-03-25 Price Changed $688,000 MARMLS
• 2024-03-25 Price Changed $745,000 MARMLS
• 2024-03-25 Price Changed $765,000 MARMLS
• 2024-03-07 Price Changed $760,000 MARMLS
• 2024-01-11 Relisted — MARMLS
• 2024-01-10 Contingent — MARMLS
• 2023-11-21 Listed $765,000 MARMLS
• 2009-07-15 Sold (MLS) $280,000 MARMLS
• 1992-06-02 Sold (Public Records) $275,000 Public Records
• 1987-09-02 Sold (Public Records) $215,000 Public Records
• 1987-08-01 Sold (Public Records) $215,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $9,671 · -11.4% YoY. Source: county tax records.