20401 NE 30th Ave Unit 320-8 · Aventura, FL 33180

$275,500

3 bd · 2.0 ba · 1,380 sqft · Condo · 497 Days on market

Built 1973 $688/mo HOA · 16% of rent ↓ 25% since listing

---

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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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

JUST REDUCED! GREAT LOCATION in the heart of Aventura!! This large Corner unit is 3 Bedroom, 2 Bathrooms, has tile throughout the unit, lots of closets, Screened balcony, Washer/Dryer inside. Walk to houses of worship, restaurants, grocery stores, shopping center and around the golf course. The community offers great amenities: 2 swimming pools, gym, children playground, recreation room, Bbq area, Security Patrol. Owners have designated parking and plenty of guest parking. HOA covers basic cable, Internet, water, sewer, garbage. A+ Schools- Don't miss out on this opportunity to make it your new home. Bring all offers, Owner is very motivated and needs to relocate

Key facts

• Children playground
• Screened balcony
• 2 swimming pools

Tags

• CORNER UNIT
• SCREENED BALCONY
• WASHER DRYER INSIDE
• 2 SWIMMING POOLS
• GYM
• CHILDREN PLAYGROUND

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, billiard room, business center, barbecue/picnic area, playground, pool (heated, association), sauna, elevators, trash service, and maintenance (grounds & structure); Association provides cable TV, internet, insurance, pest control, and pool maintenance; Community of approximately 360 units

Exterior

• Parking: Assigned parking; Guest parking; One space assigned
• Security: Security guard; Smoke detector(s)
• Utilities: Cable available; Association-managed water and sewer included
• Home design: Condominium (attached property); 4 total stories; Entry on level 3; Resale property
• Construction: Block construction
• Exterior features: Balcony; Barbecue; Storm/security shutters; Screened balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Self-cleaning oven; Refrigerator; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds; Furnishing negotiable; Breakfast area; Dining area; Separate/formal dining room; Living/dining room combination; Tub with shower; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater; Utility/Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $276k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $276k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 soft (-1.5%/yr); 985 active listings in the ZIP; 24 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 $4,361/mo this rent would consume 57% 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 497 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $54k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $242,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 497 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.58% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 5.3

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: -11.0%
• Equity multiple: 0.62×
• Total profit: $-29,507
• Equity at exit: $41,078

10-year hold

• IRR: -9.8%
• Equity multiple: 0.52×
• Total profit: $-37,053
• Equity at exit: $23,820

Cash invested: $77,140 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,361 high
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,132/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$688
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $427

Break-even live

Break-even rent $3,821

Max offer price $275,500

Occupancy floor 85%

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: $68,875
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	24d	1	0.72mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	24d	1	0.84mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	24d	5	0.96mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	0.96mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	24d	1	1.03mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	20d	1	1.09mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	24d	1	1.14mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	1.18mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	24d	1	1.20mi
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$5,453	$6.46	3d	2	1.22mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	7d	1	1.24mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	24d	1	1.24mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	20d	1	1.26mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	22d	1	1.34mi
110 N Federal Hwy #1401 Hallandale Beach, FL	2.0	2.0	1220	$3,999	$3.28	7d	1	1.38mi
201 Golden Isles Dr #302 Hallandale Beach, FL	2.0	2.0	1150	$3,975	$3.46	24d	1	1.41mi
2017 S Ocean Dr #1107 Hallandale Beach, FL	2.0	2.0	1270	$3,900	$3.07	14d	1	1.43mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	24d	1	1.44mi
2069 S Ocean Dr Unit TH12 Hallandale Beach, FL	3.0	3.0	1500	$4,800	$3.20	10d	1	1.44mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	3d	1	1.44mi
2069 S Ocean Dr Unit TH16 Hallandale Beach, FL	3.0	3.0	1614	$4,500	$2.79	24d	1	1.44mi
3180 S Ocean Dr #1709 Hallandale Beach, FL	2.0	2.0	1105	$4,000	$3.62	7d	1	1.49mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1263	$4,000	$3.17	20d	2	1.49mi
3180 S Ocean Dr Hallandale Beach, FL	2.0–3.0	2.0	1285	$4,000	$3.11	24d	3	1.49mi

HOA detail condo

• Monthly dues: $688 · $8,256/yr
• Likely covers: watersewertrashinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $275,500 Active 497 DOM
2. 2026-06-17
   days on market $275,500 Active 496 DOM
3. 2026-06-16
   days on market $275,500 Active 495 DOM
4. 2026-06-15
   days on market $275,500 Active 494 DOM
5. 2026-06-13
   days on market $275,500 Active 492 DOM
6. 2026-06-09
   days on market $275,500 Active 488 DOM
7. 2026-06-08
   days on market $275,500 Active 487 DOM
8. 2026-06-08
   days on market $275,500 Active 486 DOM
9. 2026-06-04
   days on market $275,500 Active 483 DOM
10. 2026-06-03
    days on market $275,500 Active 482 DOM
11. 2026-06-02
    days on market $275,500 Active 481 DOM
12. 2026-06-01
    days on market $275,500 Active 480 DOM
13. 2026-05-31
    days on market $275,500 Active 479 DOM
14. 2026-01-13
    price $275,500
15. 2025-11-09
    status Active
16. 2025-11-09
    price $299,500
17. 2025-10-05
    historical
18. 2025-01-02
    listed $330,000 Active
19. 2024-11-30
    historical
20. 2024-08-01
    status Active
21. 2024-05-09
    price $330,000
22. 2024-04-28
    price $340,000
23. 2024-03-07
    price $347,000
24. 2024-02-21
    price $365,900
25. 2024-02-21
    price $355,900
26. 2024-02-21
    listed $369,000 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 · 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: $52,329
• − Mortgage interest: −$15,432
• − Property taxes: −$4,132
• − Insurance: −$6,496
• − Repairs & maintenance: −$4,186
• − Management: −$4,186
• − HOA: −$8,256
• − Depreciation: −$8,015
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $4,728/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

-25.3% since first listed

13 events — show timeline

• 2026-01-13 Price Changed $275,500 MARMLS
• 2025-11-09 Relisted — MARMLS
• 2025-11-09 Price Changed $299,500 MARMLS
• 2025-10-05 Listing Removed — MARMLS
• 2025-01-02 Listed $330,000 MARMLS
• 2024-11-30 Listing Removed — MARMLS
• 2024-08-01 Relisted — MARMLS
• 2024-05-09 Price Changed $330,000 MARMLS
• 2024-04-28 Price Changed $340,000 MARMLS
• 2024-03-07 Price Changed $347,000 MARMLS
• 2024-02-21 Price Changed $365,900 MARMLS
• 2024-02-21 Price Changed $355,900 MARMLS
• 2024-02-21 Listed $369,000 MARMLS