None · Aventura, FL 33180

$260,000

2 bd · 2.0 ba · 994 sqft · Condo public records · 152 Days on market

Built 1972

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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 +22.0/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Excellent Location!!! 2/2 Corner unit located in heart of Aventura -Quiet place in Aventura, 2Bed-2Bath. Renovated Kitchen, apartment with plenty of closets. Large Master Bedroom and deep Walk-in-Closet. Located across from the Turnberry Golf course Extra storage, Assigned & Guest Parkings. Maintenance includes Cable TV, internet/Wi-Fi, Central Hot Water. Building offer: On-site security, Renovated Pool, GYM, Recreational area, Social room, Laundry room & Bike storage. Walking distance to Aventura Mall, Shopping centers, Supermarkets, Pharmacies, Beaches, Places of Worship, Kosher Markets, Minutes to I-95 & Biscayne Blvd. Owner occupied, but easy to show. Please ONLY text

Key facts

• On-site security
• Extra storage
• Walk-in-closet

Tags

• RENOVATED KITCHEN
• WALK-IN-CLOSET
• EXTRA STORAGE
• ASSIGNED PARKINGS
• GUEST PARKINGS
• ON-SITE SECURITY

Property features AI

Finance

• Financial info: Leases considered; Pets allowed (conditional; restrictions may apply)
• HOA & community: Monthly association fee (amount listed separately); Association amenities include bike storage, clubhouse, fitness center, laundry room, library, and elevators; Association covers amenities, common areas, cable TV, hot water, insurance, internet, laundry, grounds maintenance, pest control, pool(s), recreation facilities, sewer, security, trash, and water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Complex fenced
• Utilities: Water included in association; Sewer included in association; Trash included in association; Hot water included in association; Cable and internet included in association; Electric service available
• Home design: Block construction; 8-story building; Entry on level 1; Has property attached
• Construction: Block construction; Resale property
• Exterior features: Balcony (open, screened)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; First-floor entry; Closet cabinetry; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-14 ($-170/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,809/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $8k 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 152 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 6y ago; this cycle's ask is 10733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $163k; list at $260k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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 $228,800 (12.0% 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 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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: 1.46% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 5.7

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: -22.2%
• Equity multiple: 0.27×
• Total profit: $-53,383
• Equity at exit: $38,767

10-year hold

• IRR: -40.4%
• Equity multiple: -0.20×
• Total profit: $-87,486
• Equity at exit: $22,480

Cash invested: $72,800 (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 →

ZIP-level market 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,809 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 6 same-building comps: −$954
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $-14

Break-even live

Break-even rent $3,827

Max offer price $257,501

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $59	+0% $-14	+5% $-88	+10% $-161
Rent	-10% $-315	-5% $-165	+0% $-14	+5% $136	+10% $287
Rate	-1.0pp $117	-0.5pp $52	base $-14	+0.5pp $-82	+1.0pp $-150

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$2,700	$2.38	25d	5	1.03mi
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	1.19mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.24mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	8d	1	1.32mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$3,650	$2.84	25d	3	1.32mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$3,750	$2.97	21d	2	1.32mi
2065 S Ocean Dr Unit 1049793P Hallandale Beach, FL	2.0	2.0	871	$4,971	$5.71	8d	1	1.34mi
3140 S Ocean Dr Hallandale Beach, FL	2.0	2.0	1100	$4,250	$3.86	2d	2	1.34mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,800	$2.99	4d	11	1.37mi
2080 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0–2.5	1270	$3,900	$3.07	25d	7	1.37mi
2080 S Ocean Dr #8 Hallandale Beach, FL	2.0	2.0	1100	$4,000	$3.64	25d	1	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $260,000 Active 152 DOM
2. 2026-06-17
   days on market $260,000 Active 151 DOM
3. 2026-06-16
   days on market $260,000 Active 150 DOM
4. 2026-06-15
   days on market $260,000 Active 149 DOM
5. 2026-06-13
   days on market $260,000 Active 147 DOM
6. 2026-06-09
   days on market $260,000 Active 143 DOM
7. 2026-06-08
   days on market $260,000 Active 142 DOM
8. 2026-06-07
   days on market $260,000 Active 141 DOM
9. 2026-06-04
   days on market $260,000 Active 138 DOM
10. 2026-06-03
    days on market $260,000 Active 137 DOM
11. 2026-06-02
    days on market $260,000 Active 136 DOM
12. 2026-06-01
    days on market $260,000 Active 135 DOM
13. 2026-05-31
    days on market $260,000 Active 134 DOM
14. 2026-05-13
    price $2,400
15. 2026-04-23
    price $2,350
16. 2026-04-19
    listed $2,400
17. 2026-04-02
    price $260,000
18. 2026-04-02
    price $25,000
19. 2026-02-01
    historical $2,350
20. 2026-01-17
    listed $270,000 Active
21. 2026-01-06
    price $2,350
22. 2026-01-01
    listed $2,450
23. 2025-12-30
    historical
24. 2025-12-21
    historical $2,450
25. 2025-12-18
    listed $2,450
26. 2025-11-22
    historical $2,450
27. 2025-11-08
    listed $2,450
28. 2025-08-21
    historical $2,400
29. 2025-08-05
    listed $2,400
30. 2025-08-01
    historical $2,500
31. 2025-07-31
    price $265,000
32. 2025-06-25
    price $275,000
33. 2025-05-30
    listed $2,500
34. 2025-04-25
    price $280,000
35. 2024-12-24
    listed $285,000 Active
36. 2024-03-31
    historical
37. 2024-03-19
    price $290,000
38. 2024-02-05
    price $275,000
39. 2024-01-15
    listed $280,000 Active
40. 2024-01-08
    historical
41. 2024-01-03
    price $280,000
42. 2023-12-26
    price $290,000
43. 2023-10-17
    listed $280,000 Active
44. 2023-06-16
    historical
45. 2023-04-06
    status Active
46. 2023-02-04
    price $310,000
47. 2023-02-03
    status Active
48. 2023-01-31
    historical
49. 2022-12-13
    price $295,000
50. 2022-11-12
    listed $305,000 Active

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$110/yr (+$9/mo · 5.4%)

ⓘ 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: $45,705
• − Mortgage interest: −$14,564
• − Property taxes: −$2,048
• − Insurance: −$6,418
• − Repairs & maintenance: −$3,656
• − Management: −$3,656
• − HOA: −$11,448
• − Depreciation: −$7,564
• Taxable loss: −$3,651
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $706/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

-91.1% since first listed

51 events — show timeline

• 2026-05-13 Price Changed $2,400 MARMLS
• 2026-04-23 Price Changed $2,350 MARMLS
• 2026-04-19 Listed for Rent $2,400 MARMLS
• 2026-04-02 Price Changed $260,000 MARMLS
• 2026-04-02 Price Changed $25,000 MARMLS
• 2026-02-01 Rental Removed $2,350 MARMLS
• 2026-01-17 Listed $270,000 MARMLS
• 2026-01-06 Price Changed $2,350 MARMLS
• 2026-01-01 Listed for Rent $2,450 MARMLS
• 2025-12-30 Listing Removed — MARMLS
• 2025-12-21 Rental Removed $2,450 MARMLS
• 2025-12-18 Listed for Rent $2,450 MARMLS
• 2025-11-22 Rental Removed $2,450 MARMLS
• 2025-11-08 Listed for Rent $2,450 MARMLS
• 2025-08-21 Rental Removed $2,400 MARMLS
• 2025-08-05 Listed for Rent $2,400 MARMLS
• 2025-08-01 Rental Removed $2,500 MARMLS
• 2025-07-31 Price Changed $265,000 MARMLS
• 2025-06-25 Price Changed $275,000 MARMLS
• 2025-05-30 Listed for Rent $2,500 MARMLS
• 2025-04-25 Price Changed $280,000 MARMLS
• 2024-12-24 Listed $285,000 MARMLS
• 2024-03-31 Listing Removed — MARMLS
• 2024-03-19 Price Changed $290,000 MARMLS
• 2024-02-05 Price Changed $275,000 MARMLS
• 2024-01-15 Listed $280,000 MARMLS
• 2024-01-08 Listing Removed — MARMLS
• 2024-01-03 Price Changed $280,000 MARMLS
• 2023-12-26 Price Changed $290,000 MARMLS
• 2023-10-17 Listed $280,000 MARMLS
• 2023-06-16 Listing Removed — MARMLS
• 2023-04-06 Relisted — MARMLS
• 2023-02-04 Price Changed $310,000 MARMLS
• 2023-02-03 Relisted — MARMLS
• 2023-01-31 Listing Removed — MARMLS
• 2022-12-13 Price Changed $295,000 MARMLS
• 2022-11-12 Listed $305,000 MARMLS
• 2022-10-31 Listing Removed — MARMLS
• 2022-09-06 Listed $310,000 MARMLS
• 2022-08-31 Listing Removed — MARMLS
• 2022-06-07 Listed $330,000 MARMLS
• 2021-06-29 Sold (Public Records) $163,000 Public Records
• 2021-05-13 Sold (MLS) $163,000 MARMLS
• 2021-03-05 Contingent — MARMLS
• 2021-02-16 Price Changed $169,000 MARMLS
• 2021-01-11 Price Changed $179,000 MARMLS
• 2020-07-28 Listed $185,000 MARMLS
• 2009-10-26 Sold (MLS) $68,000 MARMLS
• 2003-05-16 Sold (Public Records) $128,400 Public Records
• 1995-12-05 Sold (Public Records) $45,000 Public Records
• 1972-07-01 Sold (Public Records) $27,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,048 · +7.4% YoY. Source: county tax records.