3101 N Country Club Dr #306 · Aventura, FL 33180

$225,888

1 bd · 1.0 ba · 717 sqft · Condo public records · 509 Days on market

Built 1971 $735/mo HOA · 23% of rent

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Why this score? — see what drove the C- 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 +19.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

lOCATED IN THE HEART OF aVENTURA. iDEAL BUY FOR FIRST TIME HOMEOWNERS. fALL IN LOVE WITH THIS BRIGHT AND SPACIOUS APARTMENT. qUAINT 1 bed 1 bath, screen balcony IN bRAVURA cONDO. oVERLOOKING GREAT GOLF. eNJOY A GYM, POOL, library, HEATED POOL, LAUNDRY FACILITIES ON EACH FLOOR, PARTY ROOM, ASSIGNED PARKING SPACE, A LARGE STORAGE AND MORE!. walking distance to mallS, restaurants, GROCERY SHOPPING. sHORT DRIVE TO THE BEACH, gULFSTREAM pARK, sUNNY ISLES AND hOLLYWOOD. maintenance include: gym, cable, internet, pool, water, garbage, landscaping, building insurance, parking, heated pool, security, management, maintenance, janitors cameras, monthly pest control, boilers, bbq, social room and libra

Key facts

• Screen balcony
• Heated pool
• $735 HOA

Tags

• SCREEN BALCONY
• HEATED POOL
• ASSIGNED PARKING SPACE
• WALKING DISTANCE TO MALLS
• SHORT DRIVE TO THE BEACH

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditional approval
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, hot water, internet, laundry, grounds maintenance, structure maintenance, reserve fund, roof, sewer, security, trash, and water; Building amenities include fitness center and elevators

Exterior

• Parking: Detached carport; Assigned parking; Guest parking; One covered space
• Security: Lobby secured; Phone entry; Security guard
• Utilities: Cable available
• Home design: Condo/attached property; Faces south; Entry on level 3; Single-level unit in a 7-story building
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Refrigerator; Icemaker
• Bedrooms: Bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Built-in features; Eat-in kitchen; Living/dining room; Walk-in closet(s); Elevator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $226k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (13.7% below list).
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $195k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 7.6% 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); 992 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 41% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 509 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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 $178k; 27% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,851 (13.7% 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 509 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 1.39% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 6.0

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: -27.7%
• Equity multiple: 0.11×
• Total profit: $-56,286
• Equity at exit: $33,681

10-year hold

• IRR: -65.4%
• Equity multiple: -0.52×
• Total profit: $-96,100
• Equity at exit: $19,531

Cash invested: $63,249 (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: 992
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,144 medium
• Mortgage (P&I): −$1,185
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$735
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-176

Break-even live

Break-even rent $3,367

Max offer price $194,851

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-112	+0% $-176	+5% $-240	+10% $-304
Rent	-10% $-424	-5% $-300	+0% $-176	+5% $-51	+10% $73
Rate	-1.0pp $-62	-0.5pp $-118	base $-176	+0.5pp $-234	+1.0pp $-294

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: $56,472
• Closing costs: $6,777
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	1.19mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: watertrashinternetcablelandscapinginsurancepoolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $225,888 Active 509 DOM
2. 2026-06-17
   days on market $225,888 Active 508 DOM
3. 2026-06-16
   days on market $225,888 Active 507 DOM
4. 2026-06-15
   days on market $225,888 Active 506 DOM
5. 2026-06-13
   days on market $225,888 Active 504 DOM
6. 2026-06-09
   days on market $225,888 Active 500 DOM
7. 2026-06-08
   days on market $225,888 Active 499 DOM
8. 2026-06-08
   days on market $225,888 Active 498 DOM
9. 2026-06-04
   days on market $225,888 Active 495 DOM
10. 2026-06-03
    days on market $225,888 Active 494 DOM
11. 2026-06-02
    days on market $225,888 Active 493 DOM
12. 2026-06-01
    days on market $225,888 Active 492 DOM
13. 2026-05-31
    days on market $225,888 Active 491 DOM
14. 2026-01-25
    status Active
15. 2026-01-23
    historical
16. 2025-01-23
    listed $225,888 Active
17. 2023-11-28
    historical $1,750
18. 2023-11-10
    listed $1,750
19. 2023-05-01
    status Active
20. 2022-08-12
    status Active
21. 2022-07-24
    status Pending
22. 2022-07-14
    price $229,222
23. 2022-05-27
    listed $215,222 Active
24. 2005-09-28
    soldstatus $178,000
25. 1974-07-01
    soldstatus $27,500
26. 1972-02-01
    soldstatus $20,200

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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 · 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: $37,734
• − Mortgage interest: −$12,653
• − Property taxes: −$2,635
• − Insurance: −$6,248
• − Repairs & maintenance: −$3,019
• − Management: −$3,019
• − HOA: −$8,820
• − Depreciation: −$6,571
• Taxable loss: −$5,231
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $-853/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

+1018.3% since first listed

13 events — show timeline

• 2026-01-25 Relisted — MARMLS
• 2026-01-23 Listing Removed — MARMLS
• 2025-01-23 Listed $225,888 MARMLS
• 2023-11-28 Rental Removed $1,750 MARMLS
• 2023-11-10 Listed for Rent $1,750 MARMLS
• 2023-05-01 Relisted — MARMLS
• 2022-08-12 Relisted — MARMLS
• 2022-07-24 Pending — MARMLS
• 2022-07-14 Price Changed $229,222 MARMLS
• 2022-05-27 Listed $215,222 MARMLS
• 2005-09-28 Sold (Public Records) $178,000 Public Records
• 1974-07-01 Sold (Public Records) $27,500 Public Records
• 1972-02-01 Sold (Public Records) $20,200 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,635 · -2.4% YoY. Source: county tax records.