2750 NE 183rd St #2607 · Aventura, FL
Flood risk 8/10 · Major
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.96%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +5.3/10.0
- Schools +4.5/10.0
- Livability +4.0/5.0
- Rent growth +2.7/5.0
- Condition / age +2.2/5.0
$181,400
2750 NE 183rd St #2607 · Aventura, FL 33160
1 bd · 1.5 ba · 873 sqft · Townhouse
public records
· 484 Days on market
Built 1971
Garage
$208/sqft
· 19% below area
Est $223k · 19% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
!!!SEARCH NO MORE!!! HARRY UP!!!LARGE 1 BED, 1.5 BATHS ON HIGH FLOOR. .RENOVATED. .. NEW STAINLESS STEAL APPLIANCES. .NEW WOOD KITCHEN CABINETS WITH GRANITE COUNTER TOP. .. FLOOR ECT. .. PANORAMIC CITY VIEW. .. IN THE HEART OF AVENTURA. .. UNIT RENTED FOR $1275.00 PE R MONTH WHO HAS A LEASE UNTIL 04/30/2013 .
Key facts
- Panoramic city view
- Granite counter top
- New wood flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.5-bath townhouse listed at $181k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $476 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $181k).
- Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
- Cap rate 12.3% vs local median 1.8% 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; 2152 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 $2k of equity ($1k loan paydown + $956 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.
- At projected returns (0.5% appreciation + 0.9% rent growth), your $51k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 484 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 12y ago; this cycle's ask is 9203% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
- Current owner paid $140k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.
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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$159,632
(12.0% below list)
Questions for the listing agent
- It's been on market 484 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 1.50% ✓
- Cap rate
- 12.26%
- Cash-on-cash
- 21.33%
- DSCR
- 1.95
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $223,202
- List price
- $181,400
- Delta
- -18.73%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2831 NE 185th St #607 | 0.26mi | 1/1.0 | 859 (-2%) | 16mo | $300,000 | $349 | 70 |
| 2961 NE 185th St #1610 | 0.32mi | 1/1.0 | 859 (-2%) | 15mo | $305,000 | $355 | 68 |
| 3255 NE 184th St #12215 | 0.52mi | 1/1.0 | 893 (+2%) | 4mo | $335,555 | $376 | 66 |
| 2855 Leonard Dr Unit H205 | 0.16mi | 1/1.0 | 768 (-12%) | 8mo | $125,000 | $163 | 63 |
| 2855 Leonard Dr Unit H207 | 0.16mi | 1/1.0 | 777 (-11%) | 15mo | $130,000 | $167 | 59 |
| 3010 Marcos Dr Unit R111 | 0.37mi | 1/1.0 | 768 (-12%) | 2mo | $120,000 | $156 | 59 |
| 2980 Point Dr Unit D 107 | 0.33mi | 1/1.0 | 780 (-11%) | 11mo | $109,500 | $140 | 56 |
| 3145 NE 184th St #5102 | 0.52mi | 1/1.0 | 845 (-3%) | 16mo | $330,500 | $391 | 55 |
| 3010 Marcos Dr Unit R310 | 0.37mi | 1/1.0 | 768 (-12%) | 8mo | $132,000 | $172 | 54 |
| 2980 Point Dr Unit D206 | 0.33mi | 1/1.0 | 768 (-12%) | 11mo | $145,000 | $189 | 53 |
| 3029 NE 188th St #820 | 0.50mi | 1/2.0 | 816 (-6%) | 15mo | $375,000 | $460 | 51 |
| 3020 Marcos Dr Unit S607 | 0.40mi | 1/1.0 | 777 (-11%) | 15mo | $140,000 | $180 | 48 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.53% appreciation · 0.94% rent growth · sell at horizon
5-year hold
- IRR
- 9.9%
- Equity multiple
- 1.48×
- Total profit
- $24,322
- Equity at exit
- $57,503
10-year hold
- IRR
- 12.6%
- Equity multiple
- 2.35×
- Total profit
- $68,688
- Equity at exit
- $73,103
Cash invested: $50,792 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 225 active · 54 under contract
- Months of supply
- 168.8 mo (1%/mo absorbed)
- Median asking
- $259,000 ($284/sqft)
- Median days on market
- 121 d
- This list price
- 17% of active listings are priced below it
- ARV vs active asking
- -10.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33160
- Home prices YoY
- 0.2%
- Rents YoY
- 0.9%
- Active inventory
- 2152
- Price-to-rent
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $2,728 medium interval (Pro) →
- Mortgage (P&I)
- −$951
- Tax from tax record
- −$226 /mo · $2,710/yr
- Insurance
- −$76
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$573
- Net cashflow
- $476
Break-even live
Break-even rent
$2,126
Max offer price
$181,400
Occupancy floor
78%
Sensitivity live
| Price | -10% $579 | -5% $528 | +0% $476 | +5% $425 | +10% $373 |
|---|---|---|---|---|---|
| Rent | -10% $261 | -5% $368 | +0% $476 | +5% $584 | +10% $692 |
| Rate | -1.0pp $568 | -0.5pp $522 | base $476 | +0.5pp $429 | +1.0pp $381 |
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
- $45,350
- Closing costs
- $5,442
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- Pets not allowed
- HOA & community
- Monthly association feeAssociation covers amenities, common areas, parking, pools, recreation facilities, sewer, security, trash and waterAssociation amenities include basketball court, boat dock, bike storage, clubhouse, fitness center, library, barbecue, picnic area, playground, pool, sauna, spa/hot tub, tennis courts, vehicle wash area
Exterior
- Parking
- Assigned parkingGuest parking1 covered space/garage space
- Security
- DoormanSecurity guardSmoke detectors
- Utilities
- Has coolingHas heating
- Home design
- Attached propertyHigh-rise building (multiple stories)
- Construction
- Block constructionResale property
- Exterior features
- Barbecue areaCourtyardTennis courtsLakefront and lagoon accessLake privilegesHeated pool
Interior
- Kitchen
- DishwasherDisposalIcemakerMicrowaveRefrigerator
- Flooring
- Laminate flooring
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Built-in featuresCloset cabinetryPantryWalk-in closetsOther interior features
Listing history 50 events
-
2026-08-08days on market $181,400 Active 484 DOM
-
2026-08-07days on market $181,400 Active 482 DOM
-
2026-08-05days on market $181,400 Active 481 DOM
-
2026-08-04days on market $181,400 Active 480 DOM
-
2026-08-03days on market $181,400 Active 479 DOM
-
2026-07-31days on market $181,400 Active 476 DOM
-
2026-07-24days on market $181,400 Active 469 DOM
-
2026-07-23days on market $181,400 Active 468 DOM
-
2026-07-22days on market $181,400 Active 467 DOM
-
2026-07-21days on market $181,400 Active 466 DOM
-
2026-07-20days on market $181,400 Active 465 DOM
-
2026-07-18days on market $181,400 Active 463 DOM
-
2026-07-16days on market $181,400 Active 461 DOM
-
2026-07-15days on market $181,400 Active 460 DOM
-
2026-07-13days on market $181,400 Active 458 DOM
-
2026-07-13days on market $181,400 Active 457 DOM
-
2026-07-11days on market $181,400 Active 456 DOM
-
2026-07-10days on market $181,400 Active 455 DOM
-
2026-07-09days on market $181,400 Active 454 DOM
-
2026-07-07days on market $181,400 Active 452 DOM
-
2026-07-06days on market $181,400 Active 451 DOM
-
2026-07-06days on market $181,400 Active 450 DOM
-
2026-07-05days on market $181,400 Active 449 DOM
-
2026-07-02days on market $181,400 Active 447 DOM
-
2026-07-01days on market $181,400 Active 446 DOM
-
2026-06-30days on market $181,400 Active 445 DOM
-
2026-06-29days on market $181,400 Active 444 DOM
-
2026-06-28days on market $181,400 Active 443 DOM
-
2026-06-27days on market $181,400 Active 442 DOM
-
2026-06-26days on market $181,400 Active 441 DOM
-
2026-06-24days on market $181,400 Active 439 DOM
-
2026-06-22days on market $181,400 Active 436 DOM
-
2026-06-18days on market $181,400 Active 433 DOM
-
2026-06-17days on market $181,400 Active 432 DOM
-
2026-06-16days on market $181,400 Active 431 DOM
-
2026-06-15days on market $181,400 Active 430 DOM
-
2026-06-13days on market $181,400 Active 428 DOM
-
2026-06-09days on market $181,400 Active 424 DOM
-
2026-06-08days on market $181,400 Active 423 DOM
-
2026-06-08days on market $181,400 Active 422 DOM
-
2026-06-04days on market $181,400 Active 419 DOM
-
2026-06-03days on market $181,400 Active 418 DOM
-
2026-06-02days on market $181,400 Active 417 DOM
-
2026-06-01days on market $181,400 Active 416 DOM
-
2026-05-31days on market $181,400 Active 415 DOM
-
2026-04-17$1,950
-
2025-08-05price $181,400
-
2025-04-11$181,500 Active
-
2017-12-16historical
-
2017-08-14price $190,000
ⓘ 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
- $2,710 · $226/mo
- Projected year-2 tax
- $2,710 · $226/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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,741
- − Mortgage interest
- −$10,161
- − Property taxes
- −$2,710
- − Insurance
- −$6,026
- − Repairs & maintenance
- −$2,619
- − Management
- −$2,619
- − Depreciation
- −$5,277
- Taxable income
- $3,328
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$799
- After-tax cash flow
- $4,915/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.
Condition & rehab AI · 9 photos
45/100
Cosmetic rehab
Est. rehab $4,365–$13,095 screening
The home is in fair condition with cosmetic updates needed, particularly in the kitchen and bathroom. Fresh paint and a new backsplash can significantly improve its resale and rental value.
Components & finishes AI
Flooring hardwood
Counters granite
Repairs flagged
- Minor Kitchen backsplash — Some wear visible on the backsplash
- Minor Bathroom — Simple design with a toilet, sink, and vanity
Value-add opportunities
- Both Paint interior walls — Fresh paint can improve the overall appearance and appeal of the home ↑
- Both Replace kitchen backsplash — A new backsplash can enhance the kitchen's aesthetic and functionality ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Aventura Waterways K-8 Center
B-
FL #664/2,144
Nat'l #7,053/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
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
A
Composite livability gradescore 80/100
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 · 3,126,439 people
- City population
- 34,147
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 43,718
- Household income
- $67,040
- Rent vs Own
- Severe rent burden
- 17% of renters
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 |
|
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Price history
-93.4% since first listed13 events — show timeline
- 2026-04-17 Listed for Rent $1,950 MARMLS
- 2025-08-05 Price Changed $181,400 MARMLS
- 2025-04-11 Listed $181,500 MARMLS
- 2017-12-16 Listing Removed — MARMLS
- 2017-08-14 Price Changed $190,000 MARMLS
- 2016-01-26 Price Changed $174,900 MARMLS
- 2015-11-15 Price Changed $188,890 MARMLS
- 2015-07-15 Price Changed $188,899 MARMLS
- 2015-06-24 Price Changed $188,900 MARMLS
- 2014-12-16 Listed $189,000 MARMLS
- 2013-02-26 Sold (MLS) $140,000 MARMLS
- 2002-10-07 Sold (Public Records) $90,500 Public Records
- 1973-03-01 Sold (Public Records) $29,500 Public Records
Property tax history
+5.2%/yrLatest (2025): $2,710 · +6.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…