20500 W Country Club Dr #607 · Aventura, FL 33180

$247,000

2 bd · 2.0 ba · 994 sqft · Condo public records · 121 Days on market

Built 1972 $800/mo HOA · 21% of rent

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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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

BEST PRICE IN BISCAYA III 2/2 BATH, WITH THE BEST GOLF COURSE VIEW OF PRESTIGIOUS TURNBERRY PGA!! 55+ COMMUNITY RIGHT ON COUNTRY CLUB DRIVE, WALKING DISTANCE TO RENOWNED AVENTURA MALL, SHOPPING, RESTAURANTS, A STUUNING AREA! COMMUNITY INCLUDES, CLUBHOUSE, SWIMMING POOL, SAUNA, EXERCISE ROOM, BBQ AREA AMD MORE. EASY TO SHOW, DON'T HESITATE CALL FOR A SHOWNG TODAY.

Key facts

• Clubhouse
• Golf course view
• Sauna

Tags

• GOLF COURSE VIEW
• CLUBHOUSE
• SWIMMING POOL
• SAUNA
• EXERCISE ROOM
• BBQ AREA

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $800; Association covers management, amenities, common areas, cable TV, hot water, structural maintenance, parking, pool(s), and reserve fund; Association amenities include clubhouse, laundry, pool, shuffleboard court, and spa/hot tub; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Secured lobby; Phone entry
• Utilities: Water and sewer provided (association includes hot water); Electric service
• Home design: Condominium/attached property; 8-story building; Entry on level 6
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Association pool; Has a view; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Entry located on level 6
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Split bedrooms; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $247k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $247k).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,803/mo this rent would consume 50% 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 $7k 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 121 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $42k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $247k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.54% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 5.4

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: -18.8%
• Equity multiple: 0.37×
• Total profit: $-43,643
• Equity at exit: $36,829

10-year hold

• IRR: -28.1%
• Equity multiple: -0.00×
• Total profit: $-69,191
• Equity at exit: $21,356

Cash invested: $69,160 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,803 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$800
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $106

Break-even live

Break-even rent $3,669

Max offer price $247,000

Occupancy floor 92%

Sensitivity live

Price	-10% $246	-5% $176	+0% $106	+5% $36	+10% $-34
Rent	-10% $-195	-5% $-44	+0% $106	+5% $256	+10% $406
Rate	-1.0pp $230	-0.5pp $169	base $106	+0.5pp $42	+1.0pp $-23

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	1.00mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	4d	2	1.20mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.20mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.38mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	25d	3	1.38mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.38mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	1.39mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.40mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	4d	11	1.42mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	25d	7	1.42mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	25d	1	1.43mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $247,000 Active 121 DOM
2. 2026-06-17
   days on market $247,000 Active 120 DOM
3. 2026-06-16
   days on market $247,000 Active 119 DOM
4. 2026-06-15
   days on market $247,000 Active 118 DOM
5. 2026-06-13
   days on market $247,000 Active 116 DOM
6. 2026-06-09
   days on market $247,000 Active 112 DOM
7. 2026-06-08
   days on market $247,000 Active 111 DOM
8. 2026-06-07
   days on market $247,000 Active 110 DOM
9. 2026-06-04
   days on market $247,000 Active 107 DOM
10. 2026-06-03
    days on market $247,000 Active 106 DOM
11. 2026-06-02
    days on market $247,000 Active 105 DOM
12. 2026-06-01
    pricedays on market $247,000 Active 104 DOM
13. 2026-05-31
    days on market $259,000 Active 103 DOM
14. 2026-05-06
    price $259,000
15. 2026-03-27
    price $2,250
16. 2026-02-17
    listed $289,000 Active
17. 2026-01-10
    listed $2,450
18. 2024-03-15
    historical $2,500
19. 2024-03-05
    listed $2,500
20. 2024-01-07
    historical $2,500
21. 2023-12-30
    listed $2,500
22. 2023-10-30
    historical $2,500
23. 2023-08-21
    price $2,500
24. 2023-08-16
    price $2,800
25. 2023-07-16
    listed $3,000
26. 2022-02-20
    historical
27. 2022-02-03
    status Active
28. 2022-01-30
    historical Active Under Contract
29. 2021-12-14
    listed $250,000 Active
30. 2021-07-01
    historical
31. 2021-07-01
    status Active
32. 2021-04-28
    price $224,000
33. 2021-04-07
    listed $210,000 Active
34. 2002-03-02
    soldstatus $93,000
35. 1996-02-16
    soldstatus $56,000
36. 1996-02-01
    soldstatus $56,000
37. 1990-02-27
    soldstatus $42,500
38. 1990-02-01
    soldstatus $42,500

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $3,285 · $274/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 · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 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: $45,634
• − Mortgage interest: −$13,836
• − Property taxes: −$3,285
• − Insurance: −$6,354
• − Repairs & maintenance: −$3,651
• − Management: −$3,651
• − HOA: −$9,600
• − Depreciation: −$7,185
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,732/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

+509.4% since first listed

25 events — show timeline

• 2026-05-06 Price Changed $259,000 MARMLS
• 2026-03-27 Price Changed $2,250 MARMLS
• 2026-02-17 Listed $289,000 MARMLS
• 2026-01-10 Listed for Rent $2,450 MARMLS
• 2024-03-15 Rental Removed $2,500 MARMLS
• 2024-03-05 Listed for Rent $2,500 MARMLS
• 2024-01-07 Rental Removed $2,500 MARMLS
• 2023-12-30 Listed for Rent $2,500 MARMLS
• 2023-10-30 Rental Removed $2,500 MARMLS
• 2023-08-21 Price Changed $2,500 MARMLS
• 2023-08-16 Price Changed $2,800 MARMLS
• 2023-07-16 Listed for Rent $3,000 MARMLS
• 2022-02-20 Listing Removed — MARMLS
• 2022-02-03 Relisted — MARMLS
• 2022-01-30 Contingent — MARMLS
• 2021-12-14 Listed $250,000 MARMLS
• 2021-07-01 Listing Removed — MARMLS
• 2021-07-01 Relisted — MARMLS
• 2021-04-28 Price Changed $224,000 MARMLS
• 2021-04-07 Listed $210,000 MARMLS
• 2002-03-02 Sold (Public Records) $93,000 Public Records
• 1996-02-16 Sold (Public Records) $56,000 Public Records
• 1996-02-01 Sold (Public Records) $56,000 Public Records
• 1990-02-27 Sold (Public Records) $42,500 Public Records
• 1990-02-01 Sold (Public Records) $42,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,285 · +0.7% YoY. Source: county tax records.