3300 NE 191st St #1915 · Aventura, FL 33180

$290,000

1 bd · 2.0 ba · 1,104 sqft · Condo public records · 102 Days on market

Built 1990 $964/mo HOA · 23% of rent ↓ 18% since listing

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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 +16.6/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Spacious high-floor residence with open layout and breathtaking bay views, offering beautiful sunsets from a prime Aventura location. This one-bedroom, two-bath unit is in original condition with carpeted floors and an older kitchen, presenting a great opportunity to customize and add value. Features include a generous bedroom with walk-in closet and en-suite bath, washer and dryer in the unit, and bright living areas filled with natural light. Parc Central East offers 24-hour security, front desk service, and resort-style amenities including two pools, gym, fitness classes, sand volleyball, and more. Minutes to Aventura Mall, beaches, shops, and dining. Ideal for end users or investors.

Key facts

• Walk-in closet
• Washer and dryer
• Natural light

Tags

• BAY VIEWS
• PRIME AVENTURA LOCATION
• WALK-IN CLOSET
• EN-SUITE BATH
• WASHER AND DRYER
• NATURAL LIGHT

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed with restrictions; Annual tax amount available
• HOA & community: Monthly association fee of $964; Association amenities include bike storage, business center, clubhouse, elevators, and pool; Community has 175 units

Exterior

• Parking: Attached garage with 1 covered space
• Security: Doorman; Lobby secured; Security guard
• Utilities: Cable not available; Association provides hot water
• Home design: Condominium/high-rise (community with multiple units); 21 total stories; Unit entry on level 19; Property is attached; Has a view; Waterfront property (no fixed bridges)
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Other

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (15.2% below list).
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $246k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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 soft (-1.5%/yr); 985 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,108/mo this rent would consume 54% 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 $2k of loan paydown is wiped out by about $9k 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 102 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,848 (15.2% 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 102 days. Have you received any prior offers? Is the seller open to a 15% 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. 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.
11. 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.
12. 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: 1.42% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 5.9

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: -28.5%
• Equity multiple: 0.09×
• Total profit: $-73,970
• Equity at exit: $43,240

10-year hold

• IRR: -70.2%
• Equity multiple: -0.57×
• Total profit: $-127,457
• Equity at exit: $25,074

Cash invested: $81,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,108 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$463 /mo · $5,553/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$964
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $-250

Break-even live

Break-even rent $4,424

Max offer price $245,848

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $964 · $11,568/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-05
   status Pending
2. 2026-04-04
   historical Active Under Contract
3. 2026-01-22
   listed $290,000 Active
4. 2025-12-22
   historical $2,250
5. 2025-10-07
   listed $2,250
6. 2025-08-19
   historical $2,250
7. 2025-07-23
   listed $2,250
8. 2025-06-19
   historical $2,250
9. 2025-06-19
   listed $2,250
10. 2024-01-29
    historical $2,200
11. 2023-12-15
    price $2,200
12. 2023-11-18
    listed $2,450
13. 2005-10-06
    soldstatus $352,800

ⓘ 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: $5,553 · $463/mo
• Projected year-2 tax: $5,553 · $463/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 · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 26 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: $49,291
• − Mortgage interest: −$16,245
• − Property taxes: −$5,553
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,943
• − Management: −$3,943
• − HOA: −$11,568
• − Depreciation: −$8,436
• Taxable loss: −$6,966
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $-1,327/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

-17.8% since first listed

13 events — show timeline

• 2026-05-05 Pending — MARMLS
• 2026-04-04 Contingent — MARMLS
• 2026-01-22 Listed $290,000 MARMLS
• 2025-12-22 Rental Removed $2,250 MARMLS
• 2025-10-07 Listed for Rent $2,250 MARMLS
• 2025-08-19 Rental Removed $2,250 MARMLS
• 2025-07-23 Listed for Rent $2,250 MARMLS
• 2025-06-19 Rental Removed $2,250 MARMLS
• 2025-06-19 Listed for Rent $2,250 MARMLS
• 2024-01-29 Rental Removed $2,200 MARMLS
• 2023-12-15 Price Changed $2,200 MARMLS
• 2023-11-18 Listed for Rent $2,450 MARMLS
• 2005-10-06 Sold (Public Records) $352,800 Public Records

Property tax history

+5.6%/yr

Latest (2025): $5,553 · +7.0% YoY. Source: county tax records.