Is 2750 NE 183rd St #2607 in Aventura, FL a good investment?

CashFlowRE grades it A- with a 15.3% cap rate and $931/mo modeled cash flow at a $181,400 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2750 NE 183rd St #2607?

The modeled cap rate is 15.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,304/month, from CashFlowRE's rent model.

A- Composite 83.7

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 · 576 Days on market

Built 1971 Fair condition Garage $208/sqft · 18% below area Est $220k · 18% 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

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 $931 ($11k/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 15.3% vs local median 2.8% 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; 2541 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 ~4 years — after that, you're playing with house money.

Negotiation context

It's been on market 576 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 576 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: 1.82% ✓
Cap rate: 15.27%
Cash-on-cash: 32.08%
DSCR: 2.43
GRM: 4.6

CMA / ARV

ARV (median comp): $220,440
List price: $181,400
Delta: -17.71%
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
2961 NE 185th St #1609	0.36mi	1/1.0	859 (-2%)	3mo	$269,000	$313	76
2999 Point East Dr Unit C-502	0.30mi	1/1.0	816 (-6%)	2mo	$180,000	$221	71
2930 Point East Dr Unit E601	0.33mi	1/1.0	817 (-6%)	2mo	$120,000	$147	70
2861 Leonard Dr Unit F608	0.15mi	1/1.0	763 (-13%)	0mo	$122,500	$161	70
2980 Point East Dr Unit D102	0.33mi	1/1.0	810 (-7%)	1mo	$120,000	$148	70
2855 Leonard Dr Unit H606	0.16mi	2/1.0 (+1)	965 (+10%)	1mo	$150,000	$155	67
2905 Point East Dr Unit L311	0.27mi	1/1.0	768 (-12%)	1mo	$110,000	$143	65
3029 NE 188th St #1019	0.50mi	1/2.0	816 (-6%)	3mo	$380,000	$466	62
2920 Point East Dr Unit N111	0.31mi	1/1.0	768 (-12%)	3mo	$160,000	$208	61
3000 Marcos Dr Unit P612	0.36mi	1/1.0	768 (-12%)	1mo	$150,000	$195	60
2980 Point East Dr Unit D112	0.33mi	1/1.0	768 (-12%)	3mo	$166,500	$217	60
17051 NE 35th Ave #202	0.69mi	2/2.0 (+1)	861 (-1%)	3mo	$190,000	$221	56

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: 21.1%
Equity multiple: 2.03×
Total profit: $52,135
Equity at exit: $57,503

10-year hold

IRR: 23.1%
Equity multiple: 3.47×
Total profit: $125,646
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.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 280 active · 89 under contract
Months of supply: 39.1 mo (3%/mo absorbed)
Median asking: $259,950 ($288/sqft)
Median days on market: 114 d
This list price: 17% of active listings are priced below it
ARV vs active asking: -12.4% 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: 2541
Price-to-rent: 4.6×

Monthly cashflow live

Estimated rent: $3,304 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: −$694
Net cashflow: $931

Break-even live

Break-even rent $2,126

Max offer price $181,400

Occupancy floor 67%

Sensitivity live

Price	-10% $1,034	-5% $982	+0% $931	+5% $880	+10% $828
Rent	-10% $670	-5% $801	+0% $931	+5% $1,062	+10% $1,192
Rate	-1.0pp $1,022	-0.5pp $977	base $931	+0.5pp $884	+1.0pp $836

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

2026-11-08

days on market $181,400 Active 576 DOM
2026-11-07

days on market $181,400 Active 575 DOM
2026-11-07

days on market $181,400 Active 574 DOM
2026-11-05

days on market $181,400 Active 573 DOM
2026-11-04

days on market $181,400 Active 572 DOM
2026-11-01

days on market $181,400 Active 569 DOM
2026-10-31

days on market $181,400 Active 568 DOM
2026-10-30

days on market $181,400 Active 567 DOM
2026-10-29

days on market $181,400 Active 566 DOM
2026-10-27

days on market $181,400 Active 564 DOM
2026-10-26

days on market $181,400 Active 563 DOM
2026-10-26

days on market $181,400 Active 562 DOM
2026-10-24

days on market $181,400 Active 561 DOM
2026-10-23

days on market $181,400 Active 560 DOM
2026-10-22

days on market $181,400 Active 559 DOM
2026-10-21

days on market $181,400 Active 558 DOM
2026-10-20

days on market $181,400 Active 557 DOM
2026-10-19

days on market $181,400 Active 556 DOM
2026-10-18

days on market $181,400 Active 555 DOM
2026-10-17

days on market $181,400 Active 554 DOM
2026-10-16

days on market $181,400 Active 553 DOM
2026-10-15

days on market $181,400 Active 552 DOM
2026-10-14

days on market $181,400 Active 551 DOM
2026-10-13

days on market $181,400 Active 550 DOM
2026-10-12

days on market $181,400 Active 549 DOM
2026-10-11

days on market $181,400 Active 548 DOM
2026-10-10

days on market $181,400 Active 547 DOM
2026-10-09

days on market $181,400 Active 546 DOM
2026-10-09

days on market $181,400 Active 545 DOM
2026-10-06

days on market $181,400 Active 543 DOM
2026-10-05

days on market $181,400 Active 542 DOM
2026-10-04

days on market $181,400 Active 541 DOM
2026-10-04

days on market $181,400 Active 540 DOM
2026-10-03

days on market $181,400 Active 539 DOM
2026-09-30

days on market $181,400 Active 537 DOM
2026-09-29

days on market $181,400 Active 536 DOM
2026-09-28

days on market $181,400 Active 535 DOM
2026-09-27

days on market $181,400 Active 534 DOM
2026-09-22

days on market $181,400 Active 529 DOM
2026-09-20

days on market $181,400 Active 527 DOM
2026-09-18

days on market $181,400 Active 525 DOM
2026-09-17

days on market $181,400 Active 524 DOM
2026-09-16

days on market $181,400 Active 523 DOM
2026-09-15

days on market $181,400 Active 522 DOM
2026-09-13

days on market $181,400 Active 520 DOM
2026-09-12

days on market $181,400 Active 519 DOM
2026-09-11

days on market $181,400 Active 518 DOM
2026-09-06

days on market $181,400 Active 512 DOM
2026-09-04

days on market $181,400 Active 511 DOM
2026-08-31

days on market $181,400 Active 507 DOM

ⓘ 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $39,651
− Mortgage interest: −$10,161
− Property taxes: −$2,710
− Insurance: −$6,026
− Repairs & maintenance: −$3,172
− Management: −$3,172
− Depreciation: −$5,277
Taxable income: $9,133

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$2,192
After-tax cash flow: $8,981/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

Fair 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: 41.0% rent · 59.0% 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%
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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-93.4% since first listed

13 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%/yr

Latest (2025): $2,710 · +6.2% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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