3545 Magellan Cir Unit 352-5 · Aventura, FL
Flood risk 7/10 · Major
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.77%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +9.5/30.0
- 1% rule +6.1/10.0
- Schools +4.5/10.0
- Livability +4.0/5.0
- DSCR +2.7/10.0
- Condition / age +2.2/5.0
- Rent growth +2.1/5.0
- Appreciation +0.0/10.0
$355,000
3545 Magellan Cir Unit 352-5 · Aventura, FL 33180
2 bd · 2.0 ba · 1,096 sqft · Condo
· 30 Days on market
Built 1985
$324/sqft
· 18% below area
Est $431k · 18% under
$914/mo HOA · 23% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this spacious, split floor plan unit, equipped with in unit washer and dryer, ample living area and in the heart of Aventura. This, all ages, 2/2 apartment gives you private access to the marina which provides a very attractive walk way that leads all the way The shoppes at The Walterways. Very pleasant afternoon walks with incredible views.
Key facts
- Incredible views
- $914 HOA
- Parking
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $355k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-671 ($-8k/yr) — negative.
- To cash-flow at today's rent, offer at most $258k (27.4% below list).
- Meets the 1% rule at list price ($4k rent vs $355k).
- Recommended offer: $258k (27.4% below list) — sets the bar for cash-flow.
- Cap rate 5.5% vs local median 2.1% 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: health & safety A+, amenities A, commute A; Watch: crime D+, cost of living F.
- Zoned schools: Aventura Waterways K-8 Center (math 56% / reading 65%, grade B-, #664 of 2,144 statewide, top 32%, 2,168 students, 32% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL).
- Market conditions: Rents soft (-1.5%/yr); 1324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- At $3,953/mo this rent would consume 52% of the median local household income ($91k/yr) (locally 16% 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 $11k 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 30 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
- 3 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.
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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$257,895
(27.4% below list)
Questions for the listing agent
- 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?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 1.11% ✓
- Cap rate
- 5.47%
- Cash-on-cash
- -2.95%
- DSCR
- 0.87
- GRM
- 7.5
CMA / ARV
- ARV (median comp)
- $430,648
- List price
- $355,000
- Delta
- -17.57%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 300 NE 14th Ave #501 | 1.35mi | 2/2.0 | 1,100 (+0%) | 0mo | $185,000 | $168 | 64 |
| 3161 S Ocean Dr #1405 | 0.67mi | 2/2.0 | 1,145 (+4%) | 0mo | $325,000 | $284 | 61 |
| 4111 S Ocean Dr #2302 | 1.37mi | 2/2.0 | 1,145 (+4%) | 0mo | $990,000 | $865 | 57 |
| 2600 E Hallandale Beach Blvd Unit T3205 | 1.19mi | 2/2.0 | 1,020 (-7%) | 0mo | $520,000 | $510 | 53 |
| 3530 Mystic Pointe Dr #2907 | 1.16mi | 2/2.0 | 1,181 (+8%) | 0mo | $385,000 | $326 | 52 |
| 1893 S Ocean Dr #506 | 1.08mi | 2/2.0 | 988 (-10%) | 0mo | $320,000 | $324 | 48 |
| 2049 S Ocean Dr #701 | 0.83mi | 2/2.0 | 1,360 (+24%) | 0mo | $625,000 | $460 | 40 |
| 708 SE 3rd Ave Ext #201 | 1.03mi | 2/2.0 | 1,330 (+21%) | 0mo | $480,000 | $361 | 40 |
| 2960 NE 207th St #10 | 0.78mi | 2/2.5 | 1,368 (+25%) | 0mo | $975,000 | $713 | 38 |
| 117 SW 6th St | 1.34mi | 2/1.0 | 844 (-23%) | 0mo | $459,000 | $544 | 36 |
| 1830 S Ocean Dr #2609 | 1.28mi | 1/1.0 (-1) | 844 (-23%) | 0mo | $575,000 | $681 | 31 |
| 301 Golden Isles Dr #412 | 0.81mi | 1/1.0 (-1) | 876 (-20%) | 0mo | $230,000 | $263 | 31 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -36.1%
- Equity multiple
- -0.12×
- Total profit
- $-110,967
- Equity at exit
- $52,932
10-year hold
- IRR
- -91.8%
- Equity multiple
- -0.94×
- Total profit
- $-192,844
- Equity at exit
- $30,694
Cash invested: $99,400 (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.
Active competition Active MLS
- For sale now
- 24 active · 16 under contract
- Median asking
- $357,400 ($318/sqft)
- Median days on market
- 145 d
- This list price
- 46% of active listings are priced below it
- ARV vs active asking
- +23.7% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33180
- Rents YoY
- -1.5%
- Active inventory
- 1324
- Price-to-rent
- 7.5×
Monthly cashflow live
↻
- Estimated rent
- $3,953 high interval (Pro) →
- Mortgage (P&I)
- −$1,862
- Tax est. 1.5%
- −$444 /mo · $5,325/yr
- Insurance
- −$148
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$914
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$830
- Net cashflow
- $-671
Break-even live
Break-even rent
$4,802
Max offer price
$257,895
Occupancy floor
—
Sensitivity live
| Price | -10% $-426 | -5% $-548 | +0% $-671 | +5% $-794 | +10% $-916 |
|---|---|---|---|---|---|
| Rent | -10% $-983 | -5% $-827 | +0% $-671 | +5% $-515 | +10% $-359 |
| Rate | -1.0pp $-492 | -0.5pp $-581 | base $-671 | +0.5pp $-763 | +1.0pp $-857 |
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
- $88,750
- Closing costs
- $10,650
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3161 S Ocean Dr #1210 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,650 | $3.17 | 56d | 1 | 0.69mi |
| 3113 S Ocean Dr #510 Hallandale Beach, FL | 2.0 | 2.0 | 1250 | $4,500 | $3.60 | 7d | 1 | 0.75mi |
| 2069 S Ocean Dr Unit TH12 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $4,800 | $3.20 | 120d | 1 | 0.82mi |
| 2069 S Ocean Dr Unit TH18 Hallandale Beach, FL | 3.0 | 2.5 | 1500 | $4,100 | $2.73 | 38d | 1 | 0.82mi |
| 2069 S Ocean Dr Unit TH12 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $4,800 | $3.20 | 106d | 1 | 0.82mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,900 | $3.07 | 109d | 1 | 0.82mi |
| 2017 S Ocean Dr #1107 Hallandale Beach, FL | 2.0 | 2.0 | 1270 | $3,550 | $2.80 | 90d | 1 | 0.82mi |
| 3180 S Ocean Dr #401 Hallandale Beach, FL | 3.0 | 2.0 | 1422 | $4,200 | $2.95 | 58d | 1 | 0.84mi |
| 3180 S Ocean Dr #1709 Hallandale Beach, FL | 2.0 | 2.0 | 1105 | $4,000 | $3.62 | 103d | 1 | 0.84mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1263 | $3,950 | $3.13 | 4d | 2 | 0.84mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1285 | $3,650 | $2.84 | 120d | 3 | 0.84mi |
| 3180 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0 | 1263 | $3,750 | $2.97 | 116d | 2 | 0.84mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,250 | $3.86 | 36d | 2 | 0.86mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,400 | $4.00 | 0d | 4 | 0.86mi |
| 3140 S Ocean Dr Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,250 | $3.86 | 86d | 2 | 0.86mi |
| 3140 S Ocean Dr #6 Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,500 | $4.09 | 42d | 1 | 0.87mi |
| 2065 S Ocean Dr Unit TH1 Hallandale Beach, FL | 3.0 | 3.0 | 1500 | $5,000 | $3.33 | 51d | 1 | 0.87mi |
| 2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL | 2.0 | 2.0 | 871 | $4,971 | $5.71 | 103d | 1 | 0.87mi |
| 201 Golden Isles Dr #302 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,975 | $3.46 | 120d | 1 | 0.87mi |
| 201 Golden Isles Dr #302 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $4,000 | $3.48 | 6d | 1 | 0.87mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1270 | $3,700 | $2.91 | 45d | 13 | 0.89mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,900 | $3.07 | 120d | 7 | 0.89mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $4,200 | $3.31 | 6d | 13 | 0.89mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–3.0 | 1270 | $3,600 | $2.83 | 20d | 15 | 0.89mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,800 | $2.99 | 99d | 11 | 0.89mi |
| 2080 S Ocean Dr Hallandale Beach, FL | 2.0–3.0 | 2.0–2.5 | 1270 | $3,750 | $2.95 | 7d | 14 | 0.89mi |
| 2080 S Ocean Dr Unit CU-804 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,750 | $3.26 | 51d | 1 | 0.90mi |
| 2080 S Ocean Dr Unit CU-309 Hallandale Beach, FL | 2.0 | 2.0 | 1343 | $4,500 | $3.35 | 54d | 1 | 0.90mi |
| 2080 S Ocean Dr Unit CU-502 Hallandale Beach, FL | 2.0 | 2.5 | 1220 | $3,900 | $3.20 | 41d | 1 | 0.90mi |
| 2080 S Ocean Dr #8 Hallandale Beach, FL | 2.0 | 2.0 | 1100 | $4,000 | $3.64 | 120d | 1 | 0.90mi |
| 2080 S Ocean Dr #3 Hallandale Beach, FL | 2.0 | 2.0 | 1260 | $5,000 | $3.97 | 54d | 1 | 0.90mi |
| 2080 S Ocean Dr #3 Hallandale Beach, FL | 2.0 | 2.0 | 1260 | $5,000 | $3.97 | 120d | 1 | 0.90mi |
| 2080 S Ocean Dr #6 Hallandale Beach, FL | 2.0 | 2.0 | 1165 | $4,500 | $3.86 | 120d | 1 | 0.90mi |
| 1985 S Ocean Dr Unit 9G Hallandale Beach, FL | 2.0 | 2.0 | 1240 | $3,700 | $2.98 | 55d | 1 | 0.91mi |
| 1985 S Ocean Dr Unit 21P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $3,800 | $2.75 | 55d | 1 | 0.91mi |
| 1985 S Ocean Dr Unit 17P Hallandale Beach, FL | 2.0 | 2.0 | 1380 | $4,800 | $3.48 | 11d | 1 | 0.91mi |
| 1985 S Ocean Dr Unit 9G Hallandale Beach, FL | 2.0 | 2.0 | 1240 | $3,700 | $2.98 | 120d | 1 | 0.91mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,650 | $3.65 | 83d | 1 | 0.91mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,500 | $3.53 | 63d | 1 | 0.91mi |
| 1965 S Ocean Dr Unit 14F Hallandale Beach, FL | 2.0 | 2.0 | 1275 | $4,800 | $3.76 | 90d | 1 | 0.91mi |
Property features AI
Finance
- HOA & community
- Monthly HOA fee of 914HOA includes cable TV, security, sewer, trash, water, common areas, and pool serviceCommunity poolPets allowed with restrictions; cats OK
Exterior
- Parking
- Assigned and guest parkingOne open parking space (total 1)
- Security
- Security guardSecurity fence
- Utilities
- Public waterPublic sewerWater and sewer available
- Home design
- CondominiumResale propertyNorth-facingEntry level: 1Two-story building
- Construction
- CBS constructionTile roof
- Exterior features
- Screened porchPorchMarina access nearby
Interior
- Kitchen
- DishwasherElectric rangeMicrowaveRefrigerator
- Bedrooms
- One main-level bedroom
- Flooring
- Ceramic tileLaminate
- Bathrooms
- Two full bathroomsOne bathroom on the main level
- Heating & cooling
- Electric heatingCentral air conditioning
- Interior features
- Split bedroom layout
- Laundry & utility
- Inside laundry
HOA detail $914/mo · $10,968/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $355,000 Active 30 DOM
-
2026-09-23days on market $355,000 Active 29 DOM
-
2026-09-22days on market $355,000 Active 28 DOM
-
2026-09-21days on market $355,000 Active 27 DOM
-
2026-09-20days on market $355,000 Active 26 DOM
-
2026-09-19days on market $355,000 Active 25 DOM
-
2026-09-18days on market $355,000 Active 24 DOM
-
2026-09-17days on market $355,000 Active 23 DOM
-
2026-09-16days on market $355,000 Active 22 DOM
-
2026-09-15days on market $355,000 Active 21 DOM
-
2026-09-14days on market $355,000 Active 20 DOM
-
2026-09-13days on market $355,000 Active 19 DOM
-
2026-09-12days on market $355,000 Active 18 DOM
-
2026-09-11days on market $355,000 Active 17 DOM
-
2026-09-05days on market $355,000 Active 11 DOM
-
2026-09-04days on market $355,000 Active 10 DOM
-
2026-09-03days on market $355,000 Active 9 DOM
-
2026-08-31days on market $355,000 Active 6 DOM
-
2026-08-29days on market $355,000 Active 4 DOM
-
2026-08-28days on market $355,000 Active 3 DOM
-
2026-08-27days on market $355,000 Active 2 DOM
-
2026-08-26remarks 354-char remark
-
2026-08-26pricedays on market $355,000 Active 1 DOM
-
2026-08-19days on market $333,900 Active 132 DOM
-
2026-08-18days on market $333,900 Active 131 DOM
-
2026-08-16days on market $333,900 Active 129 DOM
-
2026-08-15days on market $333,900 Active 128 DOM
-
2026-08-14days on market $333,900 Active 127 DOM
-
2026-08-13days on market $333,900 Active 126 DOM
-
2026-08-12days on market $333,900 Active 125 DOM
-
2026-08-11days on market $333,900 Active 124 DOM
-
2026-08-10days on market $333,900 Active 123 DOM
-
2026-08-09days on market $333,900 Active 122 DOM
-
2026-08-08days on market $333,900 Active 121 DOM
-
2026-08-06days on market $333,900 Active 119 DOM
-
2026-08-05days on market $333,900 Active 118 DOM
-
2026-08-04days on market $333,900 Active 117 DOM
-
2026-08-03days on market $333,900 Active 116 DOM
-
2026-07-31days on market $333,900 Active 113 DOM
-
2026-07-28days on market $333,900 Active 110 DOM
-
2026-07-24days on market $333,900 Active 106 DOM
-
2026-07-23days on market $333,900 Active 105 DOM
-
2026-07-22days on market $333,900 Active 104 DOM
-
2026-07-21days on market $333,900 Active 103 DOM
-
2026-07-20days on market $333,900 Active 102 DOM
-
2026-07-18days on market $333,900 Active 100 DOM
-
2026-07-16days on market $333,900 Active 98 DOM
-
2026-07-15days on market $333,900 Active 97 DOM
-
2026-07-13days on market $333,900 Active 95 DOM
-
2026-07-13days on market $333,900 Active 94 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $47,435
- − Mortgage interest
- −$19,886
- − Property taxes
- −$5,325
- − Insurance
- −$6,894
- − Repairs & maintenance
- −$3,795
- − Management
- −$3,795
- − HOA
- −$10,968
- − Depreciation
- −$10,327
- Taxable loss
- −$13,554
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,253
- After-tax cash flow
- $-4,800/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 · 12 photos
45/100
Moderate rehab
Est. rehab $27,400–$49,320 screening
The property is in fair condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathroom fixtures, painting, and landscaping can significantly increase its value.
Repairs flagged
- Minor Kitchen clutter — Items on countertops need to be cleared for a more organized appearance.
- Moderate Bathroom fixtures — Dated fixtures may need updating or replacement for a more modern look.
- Minor Landscaping — Bushes and palm trees need trimming for a more polished appearance.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
- Both Updating the kitchen and bathroom fixtures — Modern fixtures can enhance the home's value and appeal to potential buyers/renters. ↑
- Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more interest from potential buyers/renters. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Aventura Waterways K-8 Center
B-
FL #664/2,144
Nat'l #7,053/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
Schools (NCES district)
No district data.
A
Composite livability gradescore 80/100
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 · 3,126,439 people
- City population
- 34,147
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 34,147
- Household income
- $91,055
- Rent vs Own
- Severe rent burden
- 16% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+1.4% since first listed7 events — show timeline
- 2026-08-25 Listed $355,000 Beaches MLS
- 2026-08-25 Coming Soon $355,000 Beaches MLS
- 2026-08-19 Listing Removed — MARMLS
- 2026-04-06 Listed $333,900 MARMLS
- 2026-03-27 Listing Removed — MARMLS
- 2025-12-11 Price Changed $320,000 MARMLS
- 2025-03-31 Listed $350,000 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…