19101 NE 36th Ct #2406 · Aventura, FL 33180

$399,000

2 bd · 2.0 ba · 1,361 sqft · Condo · 32 Days on market

Built 1990 Good condition Garage $293/sqft · 24% below area Est $527k · 24% under $1187/mo HOA · 30% of rent ↓ 20% since listing

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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 +5.7/30.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great corner wrap-around balcony, 2-bedroom, 2-bathroom condo unit located in the very desirable Mystic Pointe of Aventura. Excellent open floor plan with natural lighting throughout! Enjoy one-of-a-kind sunsets on your balcony. Amenities include a fitness center, tennis courts, world-class marina, dog park, bike & walking paths, sundeck, entertainment, waterfront pool, gated community, 7 tennis courts, 4 pickleball courts, valet service, concierge, sauna, children's playground, and E-car charging stations. Grocery store, Beauty salon, restaurant & more! Great Charter Schools within walking distance. Centrally located near Aventura Mall & Gulfstream. ..

Key facts

• Dog park
• Open floor plan
• Fitness center

Tags

• CORNER WRAP-AROUND BALCONY
• OPEN FLOOR PLAN
• FITNESS CENTER
• TENNIS COURTS
• WORLD-CLASS MARINA
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (0.9% below list).
• Recommended offer: $219k (45.2% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.8% 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); 1455 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $3,955/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 $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 32 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 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 30% 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 $218,582 (45.2% 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 32 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.99% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.81%
• DSCR: 0.61
• GRM: 8.4

CMA / ARV

• ARV (median comp): $526,873
• List price: $399,000
• Delta: -24.27%
• 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
19101 NE 36th Ct #705	0.00mi	2/2.0	1,361 (0%)	0mo	$365,000	$268	100
19900 E Country Club Dr Unit TS16	0.14mi	2/2.0	1,320 (-3%)	0mo	$649,000	$492	88
19555 E Country Club Dr #8408	0.25mi	2/2.0	1,100 (-19%)	0mo	$356,500	$324	63
19380 Collins Ave #1103	0.55mi	2/2.0	1,505 (+11%)	0mo	$425,000	$282	56
20191 E Country Club Dr #2105	0.40mi	2/2.0	1,622 (+19%)	0mo	$455,000	$281	56
20191 E Country Club Dr #1805	0.40mi	2/2.0	1,622 (+19%)	0mo	$455,000	$281	56
3530 Mystic Pointe Dr #2108	0.48mi	2/2.0	1,181 (-13%)	0mo	$352,500	$298	55
3300 NE 192nd St #612	0.50mi	2/2.0	1,181 (-13%)	0mo	$310,000	$262	54
3701 N Country Club Dr #1805	0.49mi	2/2.0	1,150 (-16%)	0mo	$360,000	$313	52
2030 S Ocean Dr #1218	1.42mi	2/2.0	1,248 (-8%)	0mo	$499,000	$400	51
19501 W Country Club Dr #505	0.60mi	2/2.0	1,175 (-14%)	0mo	$480,000	$409	49
20335 W Country Club Dr Ph 4	0.54mi	2/1.0	1,138 (-16%)	0mo	$370,000	$325	46

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: -47.7%
• Equity multiple: -0.38×
• Total profit: $-154,604
• Equity at exit: $59,492

10-year hold

• IRR: —
• Equity multiple: -1.48×
• Total profit: $-277,399
• Equity at exit: $34,498

Cash invested: $111,720 (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: 25 active · 29 under contract
• Median asking: $520,000 ($360/sqft)
• Median days on market: 129 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +7.7% 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: 1455
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,955 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,187
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $-1,247

Break-even live

Break-even rent $5,533

Max offer price $218,582

Occupancy floor —

Sensitivity live

Price	-10% $-971	-5% $-1,109	+0% $-1,247	+5% $-1,385	+10% $-1,523
Rent	-10% $-1,559	-5% $-1,403	+0% $-1,247	+5% $-1,091	+10% $-934
Rate	-1.0pp $-1,046	-0.5pp $-1,145	base $-1,247	+0.5pp $-1,350	+1.0pp $-1,455

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: $99,750
• Closing costs: $11,970
• 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	37d	14	0.85mi
18975 Collins Ave Sunny Isles Beach, FL	3.0–5.0	2.5–5.5	2906	$18,900	$6.50	76d	13	0.85mi
3161 S Ocean Dr #1210 Hallandale Beach, FL	2.0	2.0	1150	$3,450	$3.00	1d	1	1.22mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,950	$3.13	17d	3	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	1.0–3.0	1.0–2.0	1081	$3,600	$3.33	1d	5	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	165d	3	1.28mi
3180 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1165	$4,350	$3.73	0d	1	1.28mi
3180 S Ocean Dr #401 Hallandale Beach, FL	3.0	2.0	1422	$4,000	$2.81	6d	1	1.28mi
3180 S Ocean Dr #401 Hallandale Beach, FL	3.0	2.0	1422	$4,200	$2.95	103d	1	1.28mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	148d	1	1.28mi
3113 S Ocean Dr #510 Hallandale Beach, FL	2.0	2.0	1250	$4,000	$3.20	1d	1	1.28mi
3113 S Ocean Dr #510 Hallandale Beach, FL	2.0	2.0	1250	$4,500	$3.60	52d	1	1.28mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,650	$4.23	10d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,650	$4.23	0d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	81d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1151	$4,000	$3.48	1d	5	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	131d	2	1.32mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,400	$4.00	40d	3	1.32mi
3140 S Ocean Dr Unit CU-206 Hallandale Beach, FL	2.0	2.0	1100	$3,500	$3.18	1d	1	1.32mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	165d	1	1.35mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	151d	1	1.35mi
2069 S Ocean Dr Unit TH18 Hallandale Beach, FL	3.0	2.5	1500	$4,100	$2.73	83d	1	1.35mi
2069 S Ocean Dr Unit TH18 Hallandale Beach, FL	3.0	2.5	1500	$4,100	$2.73	10d	1	1.35mi
2069 S Ocean Dr Unit TH8 Hallandale Beach, FL	3.0	2.5	1580	$5,000	$3.16	10d	1	1.35mi
2069 S Ocean Dr Unit TH8 Hallandale Beach, FL	3.0	2.5	1580	$5,000	$3.16	52d	1	1.35mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	144d	1	1.35mi
2069 S Ocean Dr Unit TH18 Hallandale Beach, FL	3.0	2.5	1500	$4,100	$2.73	35d	1	1.35mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	10d	1	1.35mi
2067 S Ocean Dr Unit TH5 Hallandale Beach, FL	3.0	3.0	1580	$5,500	$3.48	95d	1	1.36mi
2065 S Ocean Dr Unit TH1 Hallandale Beach, FL	3.0	3.0	1500	$5,000	$3.33	96d	1	1.36mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,750	$2.95	52d	14	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$4,100	$3.23	0d	14	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,700	$2.91	90d	13	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	165d	7	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,450	$2.72	1d	20	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$4,000	$3.15	19d	12	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	144d	11	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–3.0	1270	$3,600	$2.83	65d	15	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$4,200	$3.31	35d	12	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	14d	13	1.37mi

Property features AI

Finance

• HOA & community: Monthly association fee includes common areas, cable TV, hot water, insurance, internet, grounds and structure maintenance, parking, and pest controlCommunity amenities include a basketball court, marina, bike storage, library, pickleball, pool, sauna, and storagePets allowed

Exterior

• Parking: One-space garageOne covered parking space
• Security: Secured elevatorKey card entrySmoke detectors
• Home design: 31 storiesEntry on the 24th floor
• Construction: Block construction
• Exterior features: Open balconyWaterfrontWaterfront with no fixed bridgesHeated pool

Interior

• Kitchen: DishwasherDisposalRefrigerator
• Bedrooms: Bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Built-in featuresHandicap access

HOA detail $1,187/mo · $14,244/yr condo

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

Listing history 49 events

1. 2026-11-08
   days on market $399,000 Active 32 DOM
2. 2026-11-07
   days on market $399,000 Active 31 DOM
3. 2026-11-06
   days on market $399,000 Active 30 DOM
4. 2026-11-05
   days on market $399,000 Active 29 DOM
5. 2026-11-04
   days on market $399,000 Active 28 DOM
6. 2026-11-02
   days on market $399,000 Active 26 DOM
7. 2026-11-01
   days on market $399,000 Active 25 DOM
8. 2026-10-31
   days on market $399,000 Active 24 DOM
9. 2026-10-30
   days on market $399,000 Active 23 DOM
10. 2026-10-29
    days on market $399,000 Active 22 DOM
11. 2026-10-28
    days on market $399,000 Active 21 DOM
12. 2026-10-27
    days on market $399,000 Active 20 DOM
13. 2026-10-26
    days on market $399,000 Active 19 DOM
14. 2026-10-26
    days on market $399,000 Active 18 DOM
15. 2026-10-24
    days on market $399,000 Active 17 DOM
16. 2026-10-23
    days on market $399,000 Active 16 DOM
17. 2026-10-22
    days on market $399,000 Active 15 DOM
18. 2026-10-21
    days on market $399,000 Active 14 DOM
19. 2026-10-20
    days on market $399,000 Active 13 DOM
20. 2026-10-19
    days on market $399,000 Active 12 DOM
21. 2026-10-18
    days on market $399,000 Active 11 DOM
22. 2026-10-17
    days on market $399,000 Active 10 DOM
23. 2026-10-16
    days on market $399,000 Active 9 DOM
24. 2026-10-15
    days on market $399,000 Active 8 DOM
25. 2026-10-14
    days on market $399,000 Active 7 DOM
26. 2026-10-13
    days on market $399,000 Active 6 DOM
27. 2026-10-12
    days on market $399,000 Active 5 DOM
28. 2026-10-11
    days on market $399,000 Active 4 DOM
29. 2026-10-10
    days on market $399,000 Active 3 DOM
30. 2026-10-09
    days on market $399,000 Active 2 DOM
31. 2026-10-08
    remarks 667-char remark
32. 2026-10-08
    pricedays on marketlisting id $399,000 Active 1 DOM
33. 2026-06-24
    days on market $500,000 Active 138 DOM
34. 2026-06-22
    days on market $500,000 Active 136 DOM
35. 2026-06-21
    days on market $500,000 Active 135 DOM
36. 2026-06-18
    days on market $500,000 Active 132 DOM
37. 2026-06-17
    days on market $500,000 Active 131 DOM
38. 2026-06-16
    days on market $500,000 Active 130 DOM
39. 2026-06-15
    days on market $500,000 Active 129 DOM
40. 2026-06-13
    days on market $500,000 Active 127 DOM
41. 2026-06-09
    days on market $500,000 Active 123 DOM
42. 2026-06-08
    days on market $500,000 Active 122 DOM
43. 2026-06-07
    days on market $500,000 Active 121 DOM
44. 2026-06-04
    days on market $500,000 Active 118 DOM
45. 2026-06-03
    days on market $500,000 Active 117 DOM
46. 2026-06-02
    days on market $500,000 Active 116 DOM
47. 2026-06-01
    days on market $500,000 Active 115 DOM
48. 2026-05-31
    days on market $500,000 Active 114 DOM
49. 2026-02-02
    listed $500,000 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 · 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: $47,455
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$7,114
• − Repairs & maintenance: −$3,796
• − Management: −$3,796
• − HOA: −$14,244
• − Depreciation: −$11,607
• Taxable loss: −$21,438
• Est. tax savings @ 24.0%: +$5,145
• After-tax cash flow: $-9,817/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

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

This home is in good condition with no major repairs needed. It has a good exterior and interior, and the landscaping can be improved with some maintenance. Painting the exterior siding and cleaning the windows would be the highest-ROI updates to increase its value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it look more attractive to potential buyers. ↑
• Rental Clean the windows — Clean windows can make the home more attractive to potential renters and improve the overall living experience. ↑
• Both Trim the bushes and trees — Trimming the bushes and trees can improve the home's curb appeal and make it more attractive to both buyers and renters. ↑

ⓘ 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%
• 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

• HOA & community: Monthly association fee includes common areas, cable TV, hot water, insurance, internet, grounds and structure maintenance, parking, and pest controlCommunity amenities include a basketball court, marina, bike storage, library, pickleball, pool, sauna, and storagePets allowed

Exterior

• Parking: One-space garageOne covered parking space
• Security: Secured elevatorKey card entrySmoke detectors
• Home design: 31 storiesEntry on the 24th floor
• Construction: Block construction
• Exterior features: Open balconyWaterfrontWaterfront with no fixed bridgesHeated pool

Interior

• Kitchen: DishwasherDisposalRefrigerator
• Bedrooms: Bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Built-in featuresHandicap access

Price history

-20.2% since first listed

3 events — show timeline

• 2026-10-07 Listed $399,000 MARMLS
• 2026-06-25 Listing Removed — MARMLS
• 2026-02-02 Listed $500,000 MARMLS