19101 NE 36th Ct #705 · Aventura, FL 33180

$385,000

2 bd · 2.0 ba · 1,361 sqft · Condo · 51 Days on market

Built 1989 Good condition Garage $283/sqft · 27% below area Est $529k · 27% under $1383/mo HOA · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +6.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * GREAT PRICE! * * Water view 2/2 corner wrap with den, marble entry, bright apartment, terrace wraps from kitchen-den to living room. Hurricane shutters throughout. Most desired building in Mystic, fabulous amenities, 24/7 security, covered parking. Fres hly painted and new carpet. Lowest price in building for a wrap!

Key facts

• Panoramic waterview
• Gated community
• Corner bayview

Tags

• CORNER BAYVIEW
• WRAPAROUND TERRACE
• PANORAMIC WATERVIEW
• GATED COMMUNITY
• MODERN FITNESS CENTER
• HEATED SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-892 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (33.5% below list).
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $256k (33.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• 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.
• 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) — zoned schools average 44% FRL vs 64% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.5%/yr); 1324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 56d 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 $4,529/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $12k 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 51 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $275k; 40% 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 31% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,921 (33.5% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 7.1

CMA / ARV

• ARV (median comp): $528,510
• List price: $385,000
• Delta: -27.15%
• 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
20281 E Country Club Dr #210	0.45mi	2/2.0	1,400 (+3%)	0mo	$270,000	$193	74
2049 S Ocean Dr #701	1.38mi	2/2.0	1,360 (-0%)	0mo	$625,000	$460	65
18181 NE 31st Ct Ph 10	1.23mi	2/2.0	1,339 (-2%)	0mo	$315,000	$235	62
2960 NE 207th St #10	0.88mi	2/2.5	1,368 (+0%)	0mo	$975,000	$713	62
17801 N Bay Rd #210	1.30mi	2/2.0	1,330 (-2%)	0mo	$400,000	$301	61
3530 Mystic Pointe Dr #2907	0.48mi	2/2.0	1,181 (-13%)	0mo	$385,000	$326	55
2535 NE 193rd St #3203	1.33mi	2/2.5	1,273 (-6%)	0mo	$410,000	$322	52
21055 Yacht Club Dr #2704	0.82mi	2/2.0	1,505 (+11%)	0mo	$560,000	$372	47
3161 S Ocean Dr #1405	1.22mi	2/2.0	1,145 (-16%)	0mo	$325,000	$284	40
18201 Collins Ave #3707	1.22mi	2/2.0	1,577 (+16%)	0mo	$1,205,000	$764	40
18031 Biscayne Blvd #1104	1.49mi	2/2.0	1,565 (+15%)	0mo	$210,000	$134	40
18101 Collins Ave #1906	1.27mi	1/1.5 (-1)	1,168 (-14%)	0mo	$950,000	$813	34

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: -40.5%
• Equity multiple: -0.22×
• Total profit: $-131,294
• Equity at exit: $57,405

10-year hold

• IRR: —
• Equity multiple: -1.17×
• Total profit: $-233,988
• Equity at exit: $33,288

Cash invested: $107,800 (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 →

Active competition Active MLS

• For sale now: 27 active · 29 under contract
• Median asking: $438,000 ($358/sqft)
• Median days on market: 132 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +8.5% vs 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: 7.1×

Monthly cashflow live

• Estimated rent: $4,529 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,383
• Vacancy / Maint / Mgmt: −$951
• Net cashflow: $-892

Break-even live

Break-even rent $5,658

Max offer price $255,921

Occupancy floor —

Sensitivity live

Price	-10% $-626	-5% $-759	+0% $-892	+5% $-1,025	+10% $-1,158
Rent	-10% $-1,250	-5% $-1,071	+0% $-892	+5% $-713	+10% $-534
Rate	-1.0pp $-698	-0.5pp $-794	base $-892	+0.5pp $-992	+1.0pp $-1,093

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: $96,250
• Closing costs: $11,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18975 Collins Ave Sunny Isles Beach, FL	2.0–5.0	2.5–5.5	2787	$18,000	$6.46	0d	13	0.85mi
18975 Collins Ave Sunny Isles Beach, FL	3.0–5.0	2.5–5.5	2906	$18,900	$6.50	31d	13	0.85mi
3161 S Ocean Dr #1210 Hallandale Beach, FL	2.0	2.0	1150	$3,650	$3.17	56d	1	1.22mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,950	$3.13	4d	2	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	120d	3	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	116d	2	1.28mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	103d	1	1.28mi
3180 S Ocean Dr #401 Hallandale Beach, FL	3.0	2.0	1422	$4,200	$2.95	58d	1	1.28mi
3113 S Ocean Dr #510 Hallandale Beach, FL	2.0	2.0	1250	$4,500	$3.60	7d	1	1.28mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	36d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	86d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,400	$4.00	0d	4	1.32mi
3140 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1100	$4,500	$4.09	42d	1	1.32mi
2069 S Ocean Dr Unit TH18 Hallandale Beach, FL	3.0	2.5	1500	$4,100	$2.73	38d	1	1.35mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	98d	1	1.35mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	106d	1	1.35mi
2069 S Ocean Dr Unit TH8 Hallandale Beach, FL	3.0	2.5	1580	$5,000	$3.16	7d	1	1.35mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	120d	1	1.35mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	120d	1	1.35mi
2067 S Ocean Dr Unit TH5 Hallandale Beach, FL	3.0	3.0	1580	$5,500	$3.48	50d	1	1.36mi
2065 S Ocean Dr Unit TH1 Hallandale Beach, FL	3.0	3.0	1500	$5,000	$3.33	51d	1	1.36mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,750	$2.95	7d	14	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,700	$2.91	45d	13	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$4,200	$3.31	6d	13	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,600	$2.83	19d	15	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	99d	11	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	120d	7	1.37mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	120d	1	1.38mi
2080 S Ocean Dr #6 Hallandale Beach, FL	2.0	2.0	1165	$4,500	$3.86	120d	1	1.38mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	120d	1	1.38mi
2080 S Ocean Dr #3 Hallandale Beach, FL	2.0	2.0	1260	$5,000	$3.97	54d	1	1.38mi
2080 S Ocean Dr Unit CU-502 Hallandale Beach, FL	2.0	2.5	1220	$3,900	$3.20	41d	1	1.38mi
2080 S Ocean Dr Unit CU-309 Hallandale Beach, FL	2.0	2.0	1343	$4,500	$3.35	54d	1	1.38mi
2080 S Ocean Dr Unit CU-804 Hallandale Beach, FL	2.0	2.0	1150	$3,750	$3.26	51d	1	1.38mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,550	$2.80	90d	1	1.38mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	109d	1	1.38mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,775	$3.73	98d	8	1.42mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,825	$3.77	120d	9	1.42mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,850	$3.79	100d	7	1.42mi
2030 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1280	$4,750	$3.71	51d	6	1.42mi

Property features AI

Finance

• Other: Has view
• Financial info: Pets allowed (cats and dogs)
• HOA & community: Monthly association feeAssociation fee includes management, cable TV, internet, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, reserve fund, security, trash and waterAssociation amenities include basketball court, boat dock, billiard room, bike storage, cabana, clubhouse, fitness center, library, playground, pool, storage, tennis courts, transportation service and elevators

Exterior

• Parking: Assigned covered parking with garage door opener1 covered/garage space
• Security: DoormanSecured garage/parkingSmoke detector(s)
• Utilities: Has coolingHas heating
• Home design: Attached propertyEntry located at level 7Total of 31 stories
• Construction: Block construction
• Exterior features: Wrap-around porchTennis court(s)Storm/security shuttersHeated poolSeawallBay front with ocean accessComplex fenced

Interior

• Kitchen: DishwasherElectric rangeDisposalRefrigeratorTrash compactor
• Bedrooms: Includes family room and storage room (room types listed)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Electric heatingElectric cooling
• Interior features: BlindsBreakfast areaBathtubDining areaSeparate/formal dining roomDual sinksEat-in kitchenSeparate showerTub/showerWalk-in closet(s)ElevatorAccessible elevator installed
• Laundry & utility: WasherDryerLaundry tubElectric water heater

HOA detail $1,383/mo · $16,596/yr condo

• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $385,000 Active 51 DOM
2. 2026-09-23
   days on market $385,000 Active 50 DOM
3. 2026-09-22
   days on market $385,000 Active 49 DOM
4. 2026-09-21
   days on market $385,000 Active 48 DOM
5. 2026-09-20
   days on market $385,000 Active 47 DOM
6. 2026-09-18
   days on market $385,000 Active 45 DOM
7. 2026-09-17
   days on market $385,000 Active 44 DOM
8. 2026-09-16
   days on market $385,000 Active 43 DOM
9. 2026-09-15
   days on market $385,000 Active 42 DOM
10. 2026-09-13
    days on market $385,000 Active 40 DOM
11. 2026-09-12
    days on market $385,000 Active 39 DOM
12. 2026-09-11
    days on market $385,000 Active 38 DOM
13. 2026-09-05
    days on market $385,000 Active 32 DOM
14. 2026-09-04
    days on market $385,000 Active 31 DOM
15. 2026-09-03
    days on market $385,000 Active 30 DOM
16. 2026-08-31
    days on market $385,000 Active 27 DOM
17. 2026-08-29
    days on market $385,000 Active 25 DOM
18. 2026-08-28
    days on market $385,000 Active 24 DOM
19. 2026-08-27
    days on market $385,000 Active 23 DOM
20. 2026-08-26
    pricedays on market $385,000 Active 22 DOM
21. 2026-08-25
    days on market $399,500 Active 21 DOM
22. 2026-08-24
    days on market $399,500 Active 20 DOM
23. 2026-08-23
    days on market $399,500 Active 19 DOM
24. 2026-08-22
    days on market $399,500 Active 18 DOM
25. 2026-08-21
    days on market $399,500 Active 17 DOM
26. 2026-08-20
    days on market $399,500 Active 16 DOM
27. 2026-08-19
    days on market $399,500 Active 15 DOM
28. 2026-08-18
    days on market $399,500 Active 14 DOM
29. 2026-08-17
    days on market $399,500 Active 13 DOM
30. 2026-08-16
    days on market $399,500 Active 12 DOM
31. 2026-08-15
    days on market $399,500 Active 11 DOM
32. 2026-08-14
    days on market $399,500 Active 10 DOM
33. 2026-08-13
    days on market $399,500 Active 9 DOM
34. 2026-08-12
    days on market $399,500 Active 8 DOM
35. 2026-08-11
    days on market $399,500 Active 7 DOM
36. 2026-08-10
    days on market $399,500 Active 6 DOM
37. 2026-08-09
    days on market $399,500 Active 5 DOM
38. 2026-08-08
    days on market $399,500 Active 4 DOM
39. 2026-08-06
    days on market $399,500 Active 2 DOM
40. 2026-08-04
    pricedays on marketlisting id $399,500 Active 1 DOM
41. 2026-07-31
    days on market $399,900 Active 120 DOM
42. 2026-07-28
    days on market $399,900 Active 117 DOM
43. 2026-07-24
    days on market $399,900 Active 113 DOM
44. 2026-07-23
    days on market $399,900 Active 112 DOM
45. 2026-07-22
    days on market $399,900 Active 111 DOM
46. 2026-07-21
    days on market $399,900 Active 110 DOM
47. 2026-07-20
    days on market $399,900 Active 109 DOM
48. 2026-07-18
    days on market $399,900 Active 107 DOM
49. 2026-07-16
    days on market $399,900 Active 105 DOM
50. 2026-07-15
    days on market $399,900 Active 104 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 · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 26 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: $54,352
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$7,044
• − Repairs & maintenance: −$4,348
• − Management: −$4,348
• − HOA: −$16,596
• − Depreciation: −$11,200
• Taxable loss: −$16,525
• Est. tax savings @ 24.0%: +$3,966
• After-tax cash flow: $-6,738/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

Good 80/100 Cosmetic rehab Est. rehab $6,805–$20,415 screening

This well-maintained and attractive condo is ready for a fresh coat of paint and some minor updates to its interior and exterior, which would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — New countertops improve functionality and aesthetics ↑
• Both Install new flooring — New flooring can significantly improve the home's appearance and value ↑
• Both Upgrade appliances — Modern appliances can increase the home's appeal and value ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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)

• 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

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: 38.7% rent · 61.3% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Has view
• Financial info: Pets allowed (cats and dogs)
• HOA & community: Monthly association feeAssociation fee includes management, cable TV, internet, grounds maintenance, structure maintenance, parking, pool(s), recreation facilities, reserve fund, security, trash and waterAssociation amenities include basketball court, boat dock, billiard room, bike storage, cabana, clubhouse, fitness center, library, playground, pool, storage, tennis courts, transportation service and elevators

Exterior

• Parking: Assigned covered parking with garage door opener1 covered/garage space
• Security: DoormanSecured garage/parkingSmoke detector(s)
• Utilities: Has coolingHas heating
• Home design: Attached propertyEntry located at level 7Total of 31 stories
• Construction: Block construction
• Exterior features: Wrap-around porchTennis court(s)Storm/security shuttersHeated poolSeawallBay front with ocean accessComplex fenced

Interior

• Kitchen: DishwasherElectric rangeDisposalRefrigeratorTrash compactor
• Bedrooms: Includes family room and storage room (room types listed)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Electric heatingElectric cooling
• Interior features: BlindsBreakfast areaBathtubDining areaSeparate/formal dining roomDual sinksEat-in kitchenSeparate showerTub/showerWalk-in closet(s)ElevatorAccessible elevator installed
• Laundry & utility: WasherDryerLaundry tubElectric water heater

Price history

+45.3% since first listed

13 events — show timeline

• 2026-08-04 Listed $399,500 MARMLS
• 2026-08-02 Listing Removed — MARMLS
• 2026-07-08 Price Changed $399,900 MARMLS
• 2026-07-08 Relisted — MARMLS
• 2026-06-28 Listing Removed — MARMLS
• 2026-05-29 Price Changed $409,000 MARMLS
• 2026-05-01 Price Changed $425,000 MARMLS
• 2026-03-23 Listed $439,000 MARMLS
• 2026-03-18 Rental Removed $2,900 MARMLS
• 2026-02-04 Price Changed $2,900 MARMLS
• 2025-12-24 Price Changed $3,200 MARMLS
• 2025-08-13 Listed for Rent $3,450 MARMLS
• 2008-04-09 Sold (MLS) $275,000 MARMLS