20300 W Country Club Dr Ph 18-3 · Aventura, FL 33180

$209,900

3 bd · 2.0 ba · 1,380 sqft · Condo · 86 Days on market

Built 1973 Fair condition $1157/mo HOA · 26% of rent ↓ 21% since listing

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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 +30.0/30.0
• 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 +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Penthouse opportunity in the heart of Aventura! This spacious 3/2 top floor residence in the desirable Villa Dorada community features a large screened balcony with peaceful pool and garden views. While the unit needs some TLC, it presents the perfect canvas for an end-user or investor to add value in a premier location. Enjoy a resort-style living with amenities including two heated pools, a fitness center, sauna, and clubhouse. Association fee includes high-speed internet, basic cable, water, sewer, and trash removal. This unit is located in a top tier school district, assigned to Aventura Waterways K-8 and Dr. Michael M. Krop Senior High, and is just steps from Aventura Mall and adjacent

Key facts

• Fitness center
• Peaceful pool views
• Sauna

Tags

• LARGE SCREENED BALCONY
• PEACEFUL POOL VIEWS
• PEACEFUL GARDEN VIEWS
• TWO HEATED POOLS
• FITNESS CENTER
• SAUNA

Property features AI

Finance

• Other: Pets allowed with size limit (maximum 20 lbs)
• Financial info: Association-managed pool
• HOA & community: Monthly association fee; Association amenities include clubhouse, playground, and pool; Association fee includes electricity

Exterior

• Parking: Two or more parking spaces
• Security: Security guard
• Utilities: Has cooling (electric); Has heating (electric)
• Home design: Attached property; 3 total stories; Entry on level 3; Effective year built
• Construction: Block construction
• Exterior features: Balcony; Open balcony

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Elevator; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,477/mo this rent would consume 59% 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 86 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 26% 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 $197,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 2.13% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 3.9

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: -6.9%
• Equity multiple: 0.76×
• Total profit: $-14,095
• Equity at exit: $31,297

10-year hold

• IRR: -6.2%
• Equity multiple: 0.70×
• Total profit: $-17,546
• Equity at exit: $18,148

Cash invested: $58,772 (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: 3.9×

Monthly cashflow live

• Estimated rent: $4,477 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,157
• Vacancy / Maint / Mgmt: −$940
• Net cashflow: $502

Break-even live

Break-even rent $3,841

Max offer price $209,900

Occupancy floor 84%

Sensitivity live

Price	-10% $647	-5% $575	+0% $502	+5% $430	+10% $357
Rent	-10% $149	-5% $326	+0% $502	+5% $679	+10% $856
Rate	-1.0pp $608	-0.5pp $556	base $502	+0.5pp $448	+1.0pp $393

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 SE 9th St Hallandale Beach, FL	4.0	3.0	1540	$4,250	$2.76	25d	1	0.93mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	1.02mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	1.17mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	25d	5	1.17mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	1.24mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	21d	1	1.30mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.36mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	1.37mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	25d	1	1.41mi
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	1.41mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	21d	1	1.44mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	25d	1	1.45mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	8d	1	1.45mi

HOA detail condo

• Monthly dues: $1,157 · $13,884/yr
• Likely covers: watersewertrashinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-07
   statusdays on market $209,900 Pending 86 DOM
2. 2026-06-04
   days on market $209,900 Active 84 DOM
3. 2026-06-03
   days on market $209,900 Active 83 DOM
4. 2026-06-02
   days on market $209,900 Active 82 DOM
5. 2026-06-01
   days on market $209,900 Active 81 DOM
6. 2026-05-31
   days on market $209,900 Active 80 DOM
7. 2026-05-11
   price $209,900
8. 2026-04-09
   price $254,900
9. 2026-03-10
   listed $264,900 Active

ⓘ 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 · 70% 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

Taxation est. · year 1

• Rental income: $53,719
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$6,168
• − Repairs & maintenance: −$4,297
• − Management: −$4,297
• − HOA: −$13,884
• − Depreciation: −$6,106
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $5,054/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 · 14 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some signs of wear and tear. It needs some repairs and maintenance to improve its appearance and value. The highest-ROI updates would be painting the exterior and interior walls, repairing and replacing any damaged siding and flooring, and landscaping and fencing.

Repairs flagged

• Minor exterior siding — There are some signs of wear and tear, such as minor discoloration and some loose siding.
• Minor roof — The roof appears to be in fair condition, with some visible wear and tear.
• Minor interior walls — There are some signs of wear and tear, such as some discoloration on the walls.
• Minor flooring — There are some signs of wear and tear, such as some minor damage to the flooring.

Value-add opportunities

• Resale paint the exterior and interior walls — Painting the exterior and interior walls can improve the overall appearance of the property and make it more appealing to potential buyers.
• Resale repair and replace any damaged siding — Repairing and replacing any damaged siding can improve the overall appearance of the property and make it more appealing to potential buyers.
• Resale repair and replace any damaged flooring — Repairing and replacing any damaged flooring can improve the overall appearance of the property and make it more appealing to potential buyers.
• Both landscaping and fencing — Landscaping and fencing can improve the overall appearance of the property and make it more appealing to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · There are some signs of wear and tear, such as minor discoloration and some loose siding.	Minor	$500–3,000
roof · The roof appears to be in fair condition, with some visible wear and tear.	Minor	$500–3,000
interior walls · There are some signs of wear and tear, such as some discoloration on the walls.	Minor	$500–3,000
flooring · There are some signs of wear and tear, such as some minor damage to the flooring.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint the exterior and interior walls — Painting the exterior and interior walls can improve the overall appearance of the property and make it more appealing to potential buyers. ↑
• Resale repair and replace any damaged siding — Repairing and replacing any damaged siding can improve the overall appearance of the property and make it more appealing to potential buyers. ↑
• Resale repair and replace any damaged flooring — Repairing and replacing any damaged flooring can improve the overall appearance of the property and make it more appealing to potential buyers. ↑
• Both landscaping and fencing — Landscaping and fencing can improve the overall appearance of the property and make it more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.8% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $209,900 MARMLS
• 2026-04-09 Price Changed $254,900 MARMLS
• 2026-03-10 Listed $264,900 MARMLS