19195 NE 36th Ct #2304 · Aventura, FL 33180

$299,900

1 bd · 1.0 ba · 857 sqft · Condo · 83 Days on market

Built 1989 Excellent condition $195/mo HOA · 5% of rent ↓ 13% since listing

---

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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

MUST SELL! REDUCED $30K FOR QUICK SALE!!! SPACIOUS 1 BED. 1 BTH. HIGHLY UPGRADED! TOTALLY RENOVATED(KITCHEN AND BATHROOM)! HIGH IMPACT WINDOWS AND DOORS THROUGHOUT! FLAT/SMOOTH CEILINGS. SOLID WOOD DECORATIVE DOORS. NO EXPENSE WAS SPARED! LOOKS LIKE A MODEL! SUPER CLEAN! MOST AMAZING WATER VIEWS! STAINLESS STEEL APPLIANCES, NEW A/C, TANKLESS WATER HEATER, WINE COOLER, BUILT OUT CLOSETS, PLANTATION SHUTTERS AND MUCH MORE! BUILDING HAS SECURITY, A FITNESS CENTER/GYM, LIBRARY, HEATED POOL AND JACUZZI OVERLOOKING THE INTRACOASTAL, PARTY ROOM, PING PONG AND MUCH MORE! MYSTIC POINTE COMPLEX IS GATED AND HAS SECURITY, MARINA, TENNIS COURTS/PICKLE BALL COURTS WITH PRO SHOP AND PRO, BASKETBALL

Key facts

• Built out closets
• Plantation shutters
• High impact windows

Tags

• HIGH IMPACT WINDOWS
• SOLID WOOD DECORATIVE DOORS
• STAINLESS STEEL APPLIANCES
• TANKLESS WATER HEATER
• BUILT OUT CLOSETS
• PLANTATION SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)
• HOA & community: Association fees (monthly/quarterly; includes management, amenities, cable TV, parking, pool(s), sewer, security, trash, water); Community amenities include basketball court, billiard room, bike storage, fitness center, playground, pickleball, pool, spa/hot tub, tennis courts, and trails

Exterior

• Parking: Attached, covered garage parking; 1 garage space; Secured garage/parking; Valet available
• Security: Lobby secured; Security guard; Secured garage/parking
• Utilities: Cable available
• Home design: Condominium (attached property); High-rise building (31 stories); Updated/remodeled; Waterfront with bay front and intracoastal access
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Security/high-impact doors; Association pool; Seawall

Interior

• Kitchen: Built-in oven; Electric range; Microwave; Dishwasher; Refrigerator; Disposal; Wine cooler
• Bedrooms: Bedroom located on main level
• Flooring: Marble flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Plantation shutters; Closet cabinetry; Walk-in closets; Bedroom on main level; Updated/remodeled condition
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 8 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 $3,610/mo this rent would consume 48% 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 83 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $79k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 6.9

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-21,769
• Equity at exit: $44,716

10-year hold

• IRR: -2.3%
• Equity multiple: 0.87×
• Total profit: $-11,193
• Equity at exit: $25,930

Cash invested: $83,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,610 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$195
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $585

Break-even live

Break-even rent $2,870

Max offer price $299,900

Occupancy floor 79%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	20d	2	1.28mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	7d	1	1.28mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	1d	2	1.32mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	7d	1	1.36mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	1.37mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	1.38mi

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $299,900 Active 83 DOM
2. 2026-06-17
   days on market $299,900 Active 82 DOM
3. 2026-06-16
   days on market $299,900 Active 81 DOM
4. 2026-06-15
   days on market $299,900 Active 80 DOM
5. 2026-06-13
   days on market $299,900 Active 78 DOM
6. 2026-06-09
   days on market $299,900 Active 74 DOM
7. 2026-06-08
   days on market $299,900 Active 73 DOM
8. 2026-06-07
   days on market $299,900 Active 72 DOM
9. 2026-06-04
   days on market $299,900 Active 69 DOM
10. 2026-06-03
    days on market $299,900 Active 68 DOM
11. 2026-06-02
    days on market $299,900 Active 67 DOM
12. 2026-06-01
    days on market $299,900 Active 66 DOM
13. 2026-05-31
    days on market $299,900 Active 65 DOM
14. 2026-04-13
    price $349,000
15. 2026-03-27
    listed $379,000 Active
16. 2026-03-23
    historical
17. 2026-01-23
    price $389,000
18. 2025-09-29
    listed $399,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,324
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,466
• − Management: −$3,466
• − HOA: −$2,340
• − Depreciation: −$8,724
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $6,408/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This fully-upgraded and well-maintained condo is move-in ready with stunning water views and modern amenities.

Value-add opportunities

• Both Upgraded kitchen appliances — Modern stainless steel appliances enhance both resale and rental value
• Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and rental value
• Both Paint touch-ups — Neutral paint color is timeless and enhances both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Upgraded kitchen appliances — Modern stainless steel appliances enhance both resale and rental value ↑
• Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and rental value ↑
• Both Paint touch-ups — Neutral paint color is timeless and enhances both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.5% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $349,000 MARMLS
• 2026-03-27 Listed $379,000 MARMLS
• 2026-03-23 Listing Removed — MARMLS
• 2026-01-23 Price Changed $389,000 MARMLS
• 2025-09-29 Listed $399,000 MARMLS