18051 Biscayne Blvd #1504 · Aventura, FL 33160

$269,000

2 bd · 2.0 ba · 1,605 sqft · Condo public records · 170 Days on market

Built 1971 $1046/mo HOA · 24% of rent

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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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the epitome of waterfront living in Aventura with this 2-bed, 2-bath condo spanning 1,605 sqft! Bathed in natural light, unit features a spacious wrap-around balcony provides stunning views. Recent renovations have elevated the building's amenities to a new level of luxury, including tennis courts, 2 swimming pools, a private marina with ocean access, on-site restaurant, gym, sauna, library, beauty salon, valet parking and even a convenience store! Perks include 24-hour security, a card room, party rooms, and a BBQ area. For convenience, residents can catch the free Aventura shuttle bus to nearby shopping, dining and the Aventura Mall. Monthly maintenance fees cover internet, basic

Key facts

• Wrap-around balcony
• Swimming pools
• Private marina

Tags

• WRAP-AROUND BALCONY
• RECENT RENOVATIONS
• TENNIS COURTS
• SWIMMING POOLS
• PRIVATE MARINA
• OCEAN ACCESS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, fitness center, laundry, pool, sauna, tennis courts, on-site manager, bike storage, cafe/restaurant, internet included, library; Association includes cable TV, security, and hot water

Exterior

• Parking: Assigned parking
• Security: Gated community with guard
• Utilities: Cable available
• Home design: Condominium; Resale property; Faces east; 19-story building
• Construction: CBS construction
• Exterior features: Intracoastal waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Laundry available in the building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 flat; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k 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 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 11108% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $269k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1971 — 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: 1.62% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 5.1

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,343
• Equity at exit: $85,271

10-year hold

• IRR: 2.3%
• Equity multiple: 1.25×
• Total profit: $18,715
• Equity at exit: $108,406

Cash invested: $75,320 (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: 1879
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $4,362 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$346 /mo · $4,151/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,046
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $105

Break-even live

Break-even rent $4,229

Max offer price $269,000

Occupancy floor 93%

Sensitivity live

Price	-10% $257	-5% $181	+0% $105	+5% $29	+10% $-47
Rent	-10% $-240	-5% $-67	+0% $105	+5% $277	+10% $449
Rate	-1.0pp $240	-0.5pp $173	base $105	+0.5pp $35	+1.0pp $-36

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,046 · $12,552/yr
• Likely covers: waterinternetpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $269,000 Active 170 DOM
2. 2026-06-18
   days on market $269,000 Active 167 DOM
3. 2026-06-17
   days on market $269,000 Active 166 DOM
4. 2026-06-16
   days on market $269,000 Active 165 DOM
5. 2026-06-15
   days on market $269,000 Active 164 DOM
6. 2026-06-13
   days on market $269,000 Active 162 DOM
7. 2026-06-09
   days on market $269,000 Active 158 DOM
8. 2026-06-08
   days on market $269,000 Active 157 DOM
9. 2026-06-07
   days on market $269,000 Active 156 DOM
10. 2026-06-04
    days on market $269,000 Active 153 DOM
11. 2026-06-03
    days on market $269,000 Active 152 DOM
12. 2026-06-02
    days on market $269,000 Active 151 DOM
13. 2026-06-01
    days on market $269,000 Active 150 DOM
14. 2026-05-31
    days on market $269,000 Active 149 DOM
15. 2026-05-16
    historical $2,400
16. 2026-05-07
    listed $2,400
17. 2026-01-02
    listed $269,000 Active
18. 2026-01-01
    historical
19. 2025-11-12
    price $274,999
20. 2025-07-22
    historical $2,375
21. 2025-07-07
    price $289,999
22. 2025-06-05
    price $2,375
23. 2025-05-20
    price $299,999
24. 2025-05-13
    listed $2,400
25. 2025-04-27
    historical $2,400
26. 2025-04-15
    listed $2,400
27. 2025-01-14
    listed $325,000 Active
28. 2025-01-01
    historical
29. 2024-01-04
    status Active
30. 2023-12-30
    historical
31. 2023-12-11
    price $325,000
32. 2023-10-23
    price $335,000
33. 2023-09-28
    listed $350,000 Active
34. 2013-04-18
    soldstatus $155,000
35. 2011-08-23
    soldstatus $115,000
36. 1980-01-01
    soldstatus $80,000
37. 1977-11-01
    soldstatus $40,000

ⓘ 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: $4,151 · $346/mo
• Projected year-2 tax: $4,151 · $346/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: $52,345
• − Mortgage interest: −$15,068
• − Property taxes: −$4,151
• − Insurance: −$6,464
• − Repairs & maintenance: −$4,188
• − Management: −$4,188
• − HOA: −$12,552
• − Depreciation: −$7,825
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,760/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: 90,324
• 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

-94.0% since first listed

23 events — show timeline

• 2026-05-16 Rental Removed $2,400 RMLSFL
• 2026-05-07 Listed for Rent $2,400 RMLSFL
• 2026-01-02 Listed $269,000 Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-11-12 Price Changed $274,999 Beaches MLS
• 2025-07-22 Rental Removed $2,375 RMLSFL
• 2025-07-07 Price Changed $289,999 Beaches MLS
• 2025-06-05 Price Changed $2,375 RMLSFL
• 2025-05-20 Price Changed $299,999 Beaches MLS
• 2025-05-13 Listed for Rent $2,400 RMLSFL
• 2025-04-27 Rental Removed $2,400 RMLSFL
• 2025-04-15 Listed for Rent $2,400 RMLSFL
• 2025-01-14 Listed $325,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-01-04 Relisted — Beaches MLS
• 2023-12-30 Listing Removed — Beaches MLS
• 2023-12-11 Price Changed $325,000 Beaches MLS
• 2023-10-23 Price Changed $335,000 Beaches MLS
• 2023-09-28 Listed $350,000 Beaches MLS
• 2013-04-18 Sold (Public Records) $155,000 Public Records
• 2011-08-23 Sold (Public Records) $115,000 Public Records
• 1980-01-01 Sold (Public Records) $80,000 Public Records
• 1977-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,151 · +1.8% YoY. Source: county tax records.