18011 Biscayne Blvd #1502 · Aventura, FL 33160

$254,000

2 bd · 2.0 ba · 1,251 sqft · Condo public records · 88 Days on market

Built 1971 $1142/mo HOA · 31% of rent

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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 +14.1/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely renovated 2BR/2BA residence offering over 1,200 sq ft with a bright, open split floor plan. Features include two large walk-in closets, ample storage, and a spacious layout designed for comfortable living. Enjoy great views from your private balcony overlooking the bay. Located in Del Prado, a full-service community with marina access to the Intracoastal and ocean, two pools, fitness center with water views, sauna, tennis, restaurant, salon, library, and 24/7 security. Walk to Whole Foods, Publix, Starbucks, and shops. Minutes to Aventura Mall, UHealth, and Sunny Isles Beach. Tenant occupied month to month pays $2,425. Monthly maintenance $1,141.17. Special Assessment A $74.85 m

Key facts

• Tennis
• Fitness center
• Private balcony

Tags

• WALK IN CLOSETS
• PRIVATE BALCONY
• MARINA ACCESS
• FITNESS CENTER
• TENNIS
• 24/7 SECURITY

Property features AI

Finance

• Other: Association fee paid monthly
• Financial info: Pets not allowed; Community contains 682 units
• HOA & community: Association with monthly fee; Association amenities include billiard room, fitness center, laundry, park, pool, sauna, tennis courts, bar, bike storage, courtesy bus, fishing pier, heated pool, and library; HOA covers cable TV, insurance, grounds maintenance, pest control, security, sewer, trash, water, common areas, elevator, hot water, HVAC maintenance, and pool service

Exterior

• Parking: Assigned deeded parking; Attached garage with 1 covered space (1 garage space total); 1 open parking space
• Security: Closed-circuit cameras; Security guard; Security patrol; Entry phone/intercom; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Condominium; Resale unit; 1 story; Faces west; East of US-1 frontage
• Construction: Block, stucco, and wood siding construction; Concrete roof; Built in (year not provided)
• Exterior features: Deck; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Split bedroom layout; Closet cabinetry; French doors
• Laundry & utility: Laundry facilities in the building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $254k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (27.1% below list).
• Meets the 1% rule at list price ($4k rent vs $254k).
• Recommended offer: $185k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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).
• At $3,695/mo this rent would consume 66% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $254k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% 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 $185,163 (27.1% 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 88 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 1.45% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 5.7

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: -9.6%
• Equity multiple: 0.54×
• Total profit: $-32,386
• Equity at exit: $80,516

10-year hold

• IRR: -5.9%
• Equity multiple: 0.37×
• Total profit: $-44,930
• Equity at exit: $102,361

Cash invested: $71,120 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,695 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$302 /mo · $3,625/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,142
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-390

Break-even live

Break-even rent $4,188

Max offer price $185,163

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-318	+0% $-390	+5% $-462	+10% $-533
Rent	-10% $-682	-5% $-536	+0% $-390	+5% $-244	+10% $-98
Rate	-1.0pp $-262	-0.5pp $-325	base $-390	+0.5pp $-455	+1.0pp $-522

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,142 · $13,704/yr
• Likely covers: waterpoolgymsecurity
• ⚠ Special-assessment mentions:

  …Mall, UHealth, and Sunny Isles Beach. Tenant occupied month to month pays $2,425. Monthly maintenance $1,141.17. Special Assessment A $74.85 m

Listing history 20 events

1. 2026-06-21
   days on market $254,000 Active 88 DOM
2. 2026-06-18
   days on market $254,000 Active 85 DOM
3. 2026-06-17
   days on market $254,000 Active 84 DOM
4. 2026-06-16
   days on market $254,000 Active 83 DOM
5. 2026-06-15
   days on market $254,000 Active 82 DOM
6. 2026-06-13
   days on market $254,000 Active 80 DOM
7. 2026-06-09
   days on market $254,000 Active 76 DOM
8. 2026-06-08
   days on market $254,000 Active 75 DOM
9. 2026-06-07
   days on market $254,000 Active 74 DOM
10. 2026-06-04
    days on market $254,000 Active 71 DOM
11. 2026-06-03
    days on market $254,000 Active 70 DOM
12. 2026-06-02
    days on market $254,000 Active 69 DOM
13. 2026-06-01
    days on market $254,000 Active 68 DOM
14. 2026-05-31
    days on market $254,000 Active 67 DOM
15. 2026-05-13
    price $259,000
16. 2026-04-22
    price $265,000
17. 2026-03-31
    price $270,000
18. 2026-03-24
    listed $275,000 Active
19. 2012-05-22
    soldstatus $100,000
20. 2004-10-12
    soldstatus $120,000

ⓘ 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: $3,625 · $302/mo
• Projected year-2 tax: $3,625 · $302/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: $44,336
• − Mortgage interest: −$14,228
• − Property taxes: −$3,625
• − Insurance: −$6,388
• − Repairs & maintenance: −$3,547
• − Management: −$3,547
• − HOA: −$13,704
• − Depreciation: −$7,389
• Taxable loss: −$8,092
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-2,734/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): 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

+115.8% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $259,000 Beaches MLS
• 2026-04-22 Price Changed $265,000 Beaches MLS
• 2026-03-31 Price Changed $270,000 Beaches MLS
• 2026-03-24 Listed $275,000 Beaches MLS
• 2012-05-22 Sold (Public Records) $100,000 Public Records
• 2004-10-12 Sold (Public Records) $120,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,625 · -6.4% YoY. Source: county tax records.