18031 Biscayne Blvd #1601 · Aventura, FL 33160

$325,000

2 bd · 2.0 ba · 1,565 sqft · Condo public records · 92 Days on market

Built 1971 $1283/mo HOA · 30% 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).

• Cash flow +12.0/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Deal of the Year in Aventura! Completely upgraded and truly one-of-a-kind 3-bedroom, 2-bath residence located on the 16th floor, offering breathtaking panoramic views of the ocean, Intracoastal, and lake. This sun-filled unit features floor-to-ceiling windows, beautiful porcelain tile flooring throughout, granite countertops, frameless shower enclosures. Enjoy two private balconies and a rare double-exposure North-to-South layout that fills the home with natural light all day. Full-service amenities include: HOA covers wifi and cable , also they provide a contract for the appliances and plumbing and basic electrical repairs for free. Tennis courts Two swimming pools State-of-the-art gym o

Key facts

• Private balconies
• Panoramic views
• Private entrance

Tags

• PANORAMIC VIEWS
• FLOOR TO CEILING WINDOWS
• PRIVATE BALCONIES
• DOUBLE EXPOSURE LAYOUT
• PRIVATE ENTRANCE
• FULL SERVICE AMENITIES

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes management, amenities, common areas, cable TV, insurance, internet, structure maintenance, parking, pest control, pool(s), sewer, security, and water; Association amenities include boat dock, billiard room, marina, bike storage, cabana, clubhouse, library, pool, sauna, storage, tennis courts, trash service, and elevators

Exterior

• Parking: Covered detached garage with one space and garage door opener
• Security: Doorman; Key card entry; Complex fenced
• Utilities: Cable not available
• Home design: Condominium in a high-rise building; 20 total stories; Entry on 16th floor; Updated / remodeled; Waterfront property with bay front, intracoastal access, and lake front; no fixed bridges; Has view
• Construction: Block construction
• Exterior features: Barbecue area; Fenced complex; Tennis courts; Exterior lighting; Association pool (heated); Boat dock; Marina; Cabana; Clubhouse; Sauna; Storage; Trash service; Elevators

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Kitchen island; Eat-in kitchen; Breakfast area
• Bedrooms: Includes den
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Bedroom on main level; Breakfast area; Eat-in kitchen; Elevator; First floor entry; Garden tub / Roman tub; Kitchen island; Living / dining room; Split bedrooms; Tub with shower; Bar; Walk-in closets
• Laundry & utility: Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (27.4% below list).
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $236k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 flat; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,287/mo this rent would consume 77% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 17468% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $266k; 22% 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 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,988 (27.4% 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 92 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. 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?
12. 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.
13. 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.
14. 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: 1.32% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.55×
• Total profit: $-41,097
• Equity at exit: $103,023

10-year hold

• IRR: -5.6%
• Equity multiple: 0.40×
• Total profit: $-54,984
• Equity at exit: $130,973

Cash invested: $91,000 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,287 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,283
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $-504

Break-even live

Break-even rent $4,924

Max offer price $235,988

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,283 · $15,396/yr
• Likely covers: electricinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $325,000 Active 92 DOM
2. 2026-06-17
   days on market $325,000 Active 91 DOM
3. 2026-06-16
   days on market $325,000 Active 90 DOM
4. 2026-06-15
   days on market $325,000 Active 89 DOM
5. 2026-06-13
   days on market $325,000 Active 87 DOM
6. 2026-06-09
   days on market $325,000 Active 83 DOM
7. 2026-06-08
   days on market $325,000 Active 82 DOM
8. 2026-06-07
   days on market $325,000 Active 81 DOM
9. 2026-06-04
   days on market $325,000 Active 78 DOM
10. 2026-06-03
    days on market $325,000 Active 77 DOM
11. 2026-06-02
    days on market $325,000 Active 76 DOM
12. 2026-06-01
    days on market $325,000 Active 75 DOM
13. 2026-05-31
    days on market $325,000 Active 74 DOM
14. 2026-04-15
    historical $1,750
15. 2026-04-02
    price $1,750
16. 2026-03-14
    listed $1,850
17. 2026-02-16
    listed $325,000 Active
18. 2026-01-01
    historical $1,850
19. 2025-12-05
    listed $1,850
20. 2025-11-05
    historical $1,850
21. 2025-10-21
    price $1,850
22. 2025-09-16
    listed $1,900
23. 2005-07-15
    soldstatus $266,000
24. 1975-03-01
    soldstatus $42,000

ⓘ 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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $51,440
• − Mortgage interest: −$18,205
• − Property taxes: −$4,093
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,115
• − Management: −$4,115
• − HOA: −$15,396
• − Depreciation: −$9,455
• Taxable loss: −$10,682
• Est. tax savings @ 24.0%: +$2,564
• After-tax cash flow: $-3,483/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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

-95.8% since first listed

11 events — show timeline

• 2026-04-15 Rental Removed $1,750 MARMLS
• 2026-04-02 Price Changed $1,750 MARMLS
• 2026-03-14 Listed for Rent $1,850 MARMLS
• 2026-02-16 Listed $325,000 MARMLS
• 2026-01-01 Rental Removed $1,850 MARMLS
• 2025-12-05 Listed for Rent $1,850 MARMLS
• 2025-11-05 Rental Removed $1,850 MARMLS
• 2025-10-21 Price Changed $1,850 MARMLS
• 2025-09-16 Listed for Rent $1,900 MARMLS
• 2005-07-15 Sold (Public Records) $266,000 Public Records
• 1975-03-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,093 · +1.8% YoY. Source: county tax records.