20301 W Country Club Dr #625 · Aventura, FL 33180

$185,000

1 bd · 1.0 ba · 913 sqft · Condo public records · 223 Days on market

Built 1975 $806/mo HOA · 23% of rent

---

Why this score? — see what drove the B- 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

New Floor- Recently painted- Largely but not fully remodeled - First year Owned, no leasing allowed by Condo Docs requirements. Two years lease are mandatory as of today. At time of sale, existing Lease will be honored. Maybe today the lowest price in the market for this building. Make appointment at least 24 hours before. Tenant is a Registered Nurse with tough schedule.

Key facts

• Private balcony
• 24-hour security
• Pool

Tags

• PRIVATE BALCONY
• TURNBERRY GOLF COURSE
• POOL
• GYM
• 24-HOUR SECURITY
• HEART OF AVENTURA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes cable TV and HVAC; Community amenities: Clubhouse, Fitness Center, Laundry, Pool, Tennis courts

Exterior

• Parking: Covered parking; 1 covered garage space
• Security: Fire alarm system; Smoke detectors
• Utilities: Cable available
• Home design: Condo/high-rise (property attached); 27 total stories; Entry on level 6; Effective year built
• Construction: Block construction
• Exterior features: Association pool; Fire alarm; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Flooring: Clay flooring; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace; Living/Dining room combo; Elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 11 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 $3,480/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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 223 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 8710% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1975 — 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: 1.88% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 4.4

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: -14.0%
• Equity multiple: 0.52×
• Total profit: $-24,725
• Equity at exit: $27,584

10-year hold

• IRR: -18.9%
• Equity multiple: 0.25×
• Total profit: $-38,784
• Equity at exit: $15,995

Cash invested: $51,800 (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 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,480 high
• Mortgage (P&I): −$970
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$806
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $230

Break-even live

Break-even rent $3,189

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• 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	24d	5	1.22mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.40mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.41mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.43mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	24d	3	1.43mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.43mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.46mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	1.46mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	24d	7	1.49mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	3d	11	1.49mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	24d	1	1.49mi

HOA detail condo

• Monthly dues: $806 · $9,672/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $185,000 Active 223 DOM
2. 2026-06-17
   days on market $185,000 Active 222 DOM
3. 2026-06-16
   days on market $185,000 Active 221 DOM
4. 2026-06-15
   days on market $185,000 Active 220 DOM
5. 2026-06-13
   days on market $185,000 Active 218 DOM
6. 2026-06-09
   days on market $185,000 Active 214 DOM
7. 2026-06-08
   days on market $185,000 Active 213 DOM
8. 2026-06-08
   days on market $185,000 Active 212 DOM
9. 2026-06-04
   pricedays on market $185,000 Active 209 DOM
10. 2026-06-03
    days on market $190,000 Active 208 DOM
11. 2026-06-02
    days on market $190,000 Active 207 DOM
12. 2026-06-01
    days on market $190,000 Active 206 DOM
13. 2026-05-31
    days on market $190,000 Active 205 DOM
14. 2026-05-14
    historical $1,850
15. 2026-05-13
    price $190,000
16. 2026-05-07
    price $195,000
17. 2026-04-15
    price $199,000
18. 2026-04-07
    price $1,850
19. 2026-03-25
    price $202,000
20. 2026-03-24
    price $1,900
21. 2026-03-17
    price $1,950
22. 2026-03-13
    price $204,000
23. 2026-03-11
    price $2,000
24. 2026-02-28
    listed $2,100
25. 2025-12-16
    price $208,000
26. 2025-12-09
    price $210,000
27. 2025-11-07
    listed $220,000 Active
28. 2020-08-06
    soldstatus $150,000
29. 2020-07-31
    soldstatus $150,000 Closed 375-char remark

    Show marketing remark (375 chars)

    New Floor- Recently painted- Largely but not fully remodeled - First year Owned, no leasing allowed by Condo Docs requirements. Two years lease are mandatory as of today. At time of sale, existing Lease will be honored. Maybe today the lowest price in the market for this building. Make appointment at least 24 hours before. Tenant is a Registered Nurse with tough schedule.

30. 2020-07-01
    status Pending 375-char remark

    Show marketing remark (375 chars)

    New Floor- Recently painted- Largely but not fully remodeled - First year Owned, no leasing allowed by Condo Docs requirements. Two years lease are mandatory as of today. At time of sale, existing Lease will be honored. Maybe today the lowest price in the market for this building. Make appointment at least 24 hours before. Tenant is a Registered Nurse with tough schedule.

31. 2020-03-04
    listed $159,500 Active 375-char remark

    Show marketing remark (375 chars)

    New Floor- Recently painted- Largely but not fully remodeled - First year Owned, no leasing allowed by Condo Docs requirements. Two years lease are mandatory as of today. At time of sale, existing Lease will be honored. Maybe today the lowest price in the market for this building. Make appointment at least 24 hours before. Tenant is a Registered Nurse with tough schedule.

32. 2020-01-12
    historical
33. 2019-12-07
    price $184,000
34. 2019-03-05
    price $189,000
35. 2018-01-12
    listed $165,000 Active
36. 2015-01-30
    historical
37. 2014-10-03
    status Active
38. 2014-07-18
    historical
39. 2014-05-28
    price $175,000
40. 2014-05-27
    listed $180,000 Active
41. 2003-04-24
    soldstatus $115,000
42. 2000-05-18
    soldstatus $67,000
43. 1978-03-01
    soldstatus $29,000
44. 1976-02-01
    soldstatus $29,000

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 25 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: $41,757
• − Mortgage interest: −$10,363
• − Property taxes: −$2,873
• − Insurance: −$6,044
• − Repairs & maintenance: −$3,341
• − Management: −$3,341
• − HOA: −$9,672
• − Depreciation: −$5,382
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,579/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

-93.6% since first listed

31 events — show timeline

• 2026-05-14 Rental Removed $1,850 MARMLS
• 2026-05-13 Price Changed $190,000 MARMLS
• 2026-05-07 Price Changed $195,000 MARMLS
• 2026-04-15 Price Changed $199,000 MARMLS
• 2026-04-07 Price Changed $1,850 MARMLS
• 2026-03-25 Price Changed $202,000 MARMLS
• 2026-03-24 Price Changed $1,900 MARMLS
• 2026-03-17 Price Changed $1,950 MARMLS
• 2026-03-13 Price Changed $204,000 MARMLS
• 2026-03-11 Price Changed $2,000 MARMLS
• 2026-02-28 Listed for Rent $2,100 MARMLS
• 2025-12-16 Price Changed $208,000 MARMLS
• 2025-12-09 Price Changed $210,000 MARMLS
• 2025-11-07 Listed $220,000 MARMLS
• 2020-08-06 Sold (Public Records) $150,000 Public Records
• 2020-07-31 Sold (MLS) $150,000 MARMLS
• 2020-07-01 Pending — MARMLS
• 2020-03-04 Listed $159,500 MARMLS
• 2020-01-12 Listing Removed — MARMLS
• 2019-12-07 Price Changed $184,000 MARMLS
• 2019-03-05 Price Changed $189,000 MARMLS
• 2018-01-12 Listed $165,000 MARMLS
• 2015-01-30 Listing Removed — MARMLS
• 2014-10-03 Relisted — MARMLS
• 2014-07-18 Listing Removed — MARMLS
• 2014-05-28 Price Changed $175,000 MARMLS
• 2014-05-27 Listed $180,000 MARMLS
• 2003-04-24 Sold (Public Records) $115,000 Public Records
• 2000-05-18 Sold (Public Records) $67,000 Public Records
• 1978-03-01 Sold (Public Records) $29,000 Public Records
• 1976-02-01 Sold (Public Records) $29,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,873 · -0.6% YoY. Source: county tax records.