18061 Biscayne Blvd #1404 · Aventura, FL 33160

$335,000

2 bd · 2.0 ba · 1,565 sqft · Condo public records · 26 Days on market

Built 1971 $1283/mo HOA · 30% 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 +11.2/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful million dollar Del Prado views of ocean, bay, ONSITE MARINA, pool and tennis courts from this fabulous, well-loved condo with 2 large open balconies. Enjoy sunrise and sunset, watching boats go by all day everyday. Owned by one family for all these years, updated kitchen and baths, freshly painted and carpeted for immediate quick sale. This is a large two bedroom, two bath condo with 2 garage spaces in a concierge building with on site management and , restaurant and so many great amenities.

Key facts

• Remodeled kitchen
• Extra balcony
• $1,283 HOA

Tags

• UNOBSTRUCTED WATER VIEWS
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• GORGEOUS GLASS BACKSPLASH
• EXTRA BALCONY
• CUSTOM LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, fitness center, laundry, barbecue/picnic area, playground, pool, tennis courts, and trash service; Association fee covers management, amenities, common areas, insurance, laundry, legal/accounting, grounds maintenance, parking, pool(s), recreation facilities, roof, sewer, security, trash and water

Exterior

• Parking: Detached 2-car garage; Two or more parking spaces; 2 covered spaces
• Security: Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; High-rise building (multiple stories); Entry on level 14
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool; Bay front waterfront; Wall fencing

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main living area on entry level; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer included; Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (29.2% below list).
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $237k (29.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,288/mo this rent would consume 77% 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 $4k of equity ($2k 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 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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 30% 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 $237,141 (29.2% 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. Built in 1971 — 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. 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?
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: 1.28% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 6.5

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: -9.9%
• Equity multiple: 0.53×
• Total profit: $-44,343
• Equity at exit: $106,193

10-year hold

• IRR: -6.0%
• Equity multiple: 0.36×
• Total profit: $-60,372
• Equity at exit: $135,003

Cash invested: $93,800 (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: 1870
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,288 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$336 /mo · $4,029/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,283
• Vacancy / Maint / Mgmt: −$901
• Net cashflow: $-554

Break-even live

Break-even rent $4,989

Max offer price $237,141

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-459	+0% $-554	+5% $-649	+10% $-744
Rent	-10% $-893	-5% $-723	+0% $-554	+5% $-385	+10% $-215
Rate	-1.0pp $-385	-0.5pp $-469	base $-554	+0.5pp $-641	+1.0pp $-729

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,283 · $15,396/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $335,000 Active 26 DOM
2. 2026-06-17
   days on market $335,000 Active 25 DOM
3. 2026-06-16
   days on market $335,000 Active 24 DOM
4. 2026-06-15
   days on market $335,000 Active 23 DOM
5. 2026-06-13
   days on market $335,000 Active 21 DOM
6. 2026-06-09
   days on market $335,000 Active 17 DOM
7. 2026-06-08
   days on market $335,000 Active 16 DOM
8. 2026-06-07
   days on market $335,000 Active 15 DOM
9. 2026-06-04
   days on market $335,000 Active 12 DOM
10. 2026-06-03
    days on market $335,000 Active 11 DOM
11. 2026-06-02
    days on market $335,000 Active 10 DOM
12. 2026-06-01
    days on market $335,000 Active 9 DOM
13. 2026-05-31
    days on market $335,000 Active 8 DOM
14. 2026-05-23
    listed $335,000 Active
15. 2026-04-10
    listed $3,190
16. 2026-04-10
    historical $3,190
17. 2026-04-05
    listed $3,190
18. 2026-04-05
    historical $3,190
19. 2026-03-18
    listed $3,190
20. 2026-03-18
    historical $3,190
21. 2026-03-14
    listed $3,190
22. 2022-08-08
    soldstatus $316,000
23. 2017-06-30
    soldstatus $200,000 Sold 506-char remark

    Show marketing remark (506 chars)

    Beautiful million dollar Del Prado views of ocean, bay, ONSITE MARINA, pool and tennis courts from this fabulous, well-loved condo with 2 large open balconies. Enjoy sunrise and sunset, watching boats go by all day everyday. Owned by one family for all these years, updated kitchen and baths, freshly painted and carpeted for immediate quick sale. This is a large two bedroom, two bath condo with 2 garage spaces in a concierge building with on site management and , restaurant and so many great amenities.

24. 2017-06-01
    soldstatus $200,000
25. 2017-05-18
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Beautiful million dollar Del Prado views of ocean, bay, ONSITE MARINA, pool and tennis courts from this fabulous, well-loved condo with 2 large open balconies. Enjoy sunrise and sunset, watching boats go by all day everyday. Owned by one family for all these years, updated kitchen and baths, freshly painted and carpeted for immediate quick sale. This is a large two bedroom, two bath condo with 2 garage spaces in a concierge building with on site management and , restaurant and so many great amenities.

26. 2017-02-20
    historical

    Show marketing remark (506 chars)

    Beautiful million dollar Del Prado views of ocean, bay, ONSITE MARINA, pool and tennis courts from this fabulous, well-loved condo with 2 large open balconies. Enjoy sunrise and sunset, watching boats go by all day everyday. Owned by one family for all these years, updated kitchen and baths, freshly painted and carpeted for immediate quick sale. This is a large two bedroom, two bath condo with 2 garage spaces in a concierge building with on site management and , restaurant and so many great amenities.

27. 2017-02-20
    listed $249,000 Active 506-char remark

    Show marketing remark (506 chars)

    Beautiful million dollar Del Prado views of ocean, bay, ONSITE MARINA, pool and tennis courts from this fabulous, well-loved condo with 2 large open balconies. Enjoy sunrise and sunset, watching boats go by all day everyday. Owned by one family for all these years, updated kitchen and baths, freshly painted and carpeted for immediate quick sale. This is a large two bedroom, two bath condo with 2 garage spaces in a concierge building with on site management and , restaurant and so many great amenities.

28. 2017-01-24
    listed $275,000 Active
29. 2017-01-10
    historical
30. 2016-12-28
    status Active
31. 2016-09-27
    historical
32. 2016-07-26
    listed $275,000 Active

ⓘ 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: $4,029 · $336/mo
• Projected year-2 tax: $4,029 · $336/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: $51,458
• − Mortgage interest: −$18,765
• − Property taxes: −$4,029
• − Insurance: −$6,794
• − Repairs & maintenance: −$4,117
• − Management: −$4,117
• − HOA: −$15,396
• − Depreciation: −$9,745
• Taxable loss: −$11,504
• Est. tax savings @ 24.0%: +$2,761
• After-tax cash flow: $-3,887/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): 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

+21.8% since first listed

19 events — show timeline

• 2026-05-23 Listed $335,000 MARMLS
• 2026-04-10 Listed for Rent $3,190 APPFOLIO
• 2026-04-10 Rental Removed $3,190 VLS
• 2026-04-05 Listed for Rent $3,190 VLS
• 2026-04-05 Rental Removed $3,190 APPFOLIO
• 2026-03-18 Listed for Rent $3,190 APPFOLIO
• 2026-03-18 Rental Removed $3,190 MARMLS
• 2026-03-14 Listed for Rent $3,190 MARMLS
• 2022-08-08 Sold (Public Records) $316,000 Public Records
• 2017-06-30 Sold (MLS) $200,000 MARMLS
• 2017-06-01 Sold (Public Records) $200,000 Public Records
• 2017-05-18 Pending — MARMLS
• 2017-02-20 Listing Removed — MARMLS
• 2017-02-20 Listed $249,000 MARMLS
• 2017-01-24 Listed $275,000 MARMLS
• 2017-01-10 Listing Removed — MARMLS
• 2016-12-28 Relisted — MARMLS
• 2016-09-27 Listing Removed — MARMLS
• 2016-07-26 Listed $275,000 MARMLS

Property tax history

+11.9%/yr

Latest (2025): $4,029 · -10.4% YoY. Source: county tax records.