3101 N Country Club Dr #504 · Aventura, FL 33180

$169,000

1 bd · 1.0 ba · 741 sqft · Condo public records · 201 Days on market

Built 1972 $745/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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to Bravura II Condo in the heart of Aventura, Florida! This charming 1 bedroom condominium offers a perfect blend of comfort and convenience. Enjoy spacious living areas, modern amenities, and beautiful views. Residents benefit from on-site parking, a swimming pool, and proximity to Aventura Mall, top-rated schools, and the best of South Florida living. Make Bravura II your new home today!

Key facts

• On-site parking
• Swimming pool
• Top-rated schools

Tags

• ON-SITE PARKING
• SWIMMING POOL
• PROXIMITY TO AVENTURA MALL
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry, barbecue, picnic area, and pool; Association fee covers amenities

Exterior

• Parking: 1 covered garage space; One parking space
• Utilities: Central heating and cooling
• Home design: 8-story building; Entry located on level 5; Entry level is 5
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 soft (-1.5%/yr); 993 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 42% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 201 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask is 9563% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $92k; list at $169k implies a 84% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1972 — 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: 1.87% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 4.5

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: -16.7%
• Equity multiple: 0.44×
• Total profit: $-26,505
• Equity at exit: $25,198

10-year hold

• IRR: -27.2%
• Equity multiple: 0.08×
• Total profit: $-43,682
• Equity at exit: $14,612

Cash invested: $47,320 (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 33180

• Rents YoY: -1.5%
• Active inventory: 993
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,163 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$745
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $147

Break-even live

Break-even rent $2,977

Max offer price $169,000

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $195	+0% $147	+5% $99	+10% $52
Rent	-10% $-103	-5% $22	+0% $147	+5% $272	+10% $397
Rate	-1.0pp $232	-0.5pp $190	base $147	+0.5pp $103	+1.0pp $59

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	5d	2	1.19mi

HOA detail condo

• Monthly dues: $745 · $8,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $169,000 Active 201 DOM
2. 2026-06-18
   days on market $169,000 Active 198 DOM
3. 2026-06-17
   days on market $169,000 Active 197 DOM
4. 2026-06-16
   days on market $169,000 Active 196 DOM
5. 2026-06-15
   days on market $169,000 Active 195 DOM
6. 2026-06-13
   days on market $169,000 Active 193 DOM
7. 2026-06-09
   days on market $169,000 Active 189 DOM
8. 2026-06-08
   days on market $169,000 Active 188 DOM
9. 2026-06-07
   days on market $169,000 Active 187 DOM
10. 2026-06-04
    days on market $169,000 Active 184 DOM
11. 2026-06-03
    days on market $169,000 Active 183 DOM
12. 2026-06-02
    days on market $169,000 Active 182 DOM
13. 2026-06-01
    days on market $169,000 Active 181 DOM
14. 2026-05-31
    days on market $169,000 Active 180 DOM
15. 2026-05-16
    historical $1,698
16. 2026-05-13
    price $1,698
17. 2026-04-24
    price $169,000
18. 2026-04-08
    price $1,699
19. 2026-01-14
    listed $1,749
20. 2025-11-20
    listed $179,000 Active
21. 2025-06-30
    historical
22. 2025-04-18
    status Active
23. 2025-04-18
    price $195,000
24. 2025-04-18
    status Pending
25. 2025-02-27
    listed $210,000 Active
26. 2024-10-31
    historical
27. 2024-07-17
    listed $208,500 Active
28. 2024-06-30
    historical
29. 2024-06-01
    price $209,500
30. 2024-02-28
    price $219,000
31. 2023-12-18
    listed $229,000 Active
32. 2023-01-03
    historical
33. 2023-01-02
    status Active
34. 2022-07-28
    listed $199,000 Active
35. 2022-02-28
    historical
36. 2022-02-28
    status Active
37. 2021-09-22
    listed $159,000 Active
38. 2009-09-18
    soldstatus $92,000
39. 2009-09-14
    historical
40. 2009-07-10
    listed $99,000
41. 2004-07-08
    soldstatus $135,000
42. 2003-01-23
    soldstatus $100,000
43. 1995-01-17
    soldstatus $33,500
44. 1991-01-02
    soldstatus $30,000
45. 1990-12-01
    soldstatus $30,000

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $2,680 · $223/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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

Taxation est. · year 1

• Rental income: $37,955
• − Mortgage interest: −$9,467
• − Property taxes: −$2,680
• − Insurance: −$5,964
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − HOA: −$8,940
• − Depreciation: −$4,916
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,786/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

-94.3% since first listed

31 events — show timeline

• 2026-05-16 Rental Removed $1,698 MARMLS
• 2026-05-13 Price Changed $1,698 MARMLS
• 2026-04-24 Price Changed $169,000 MARMLS
• 2026-04-08 Price Changed $1,699 MARMLS
• 2026-01-14 Listed for Rent $1,749 MARMLS
• 2025-11-20 Listed $179,000 MARMLS
• 2025-06-30 Listing Removed — MARMLS
• 2025-04-18 Relisted — MARMLS
• 2025-04-18 Price Changed $195,000 MARMLS
• 2025-04-18 Pending — MARMLS
• 2025-02-27 Listed $210,000 MARMLS
• 2024-10-31 Listing Removed — MARMLS
• 2024-07-17 Listed $208,500 MARMLS
• 2024-06-30 Listing Removed — MARMLS
• 2024-06-01 Price Changed $209,500 MARMLS
• 2024-02-28 Price Changed $219,000 MARMLS
• 2023-12-18 Listed $229,000 MARMLS
• 2023-01-03 Listing Removed — MARMLS
• 2023-01-02 Relisted — MARMLS
• 2022-07-28 Listed $199,000 MARMLS
• 2022-02-28 Listing Removed — MARMLS
• 2022-02-28 Relisted — MARMLS
• 2021-09-22 Listed $159,000 MARMLS
• 2009-09-18 Sold (MLS) $92,000 Beaches MLS
• 2009-09-14 Listing Removed — Beaches MLS
• 2009-07-10 Listed $99,000 Beaches MLS
• 2004-07-08 Sold (Public Records) $135,000 Public Records
• 2003-01-23 Sold (Public Records) $100,000 Public Records
• 1995-01-17 Sold (Public Records) $33,500 Public Records
• 1991-01-02 Sold (Public Records) $30,000 Public Records
• 1990-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,680 · +6.3% YoY. Source: county tax records.