2910 Point East Dr Unit M610 · Aventura, FL 33160

$250,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 188 Days on market

Built 1967 $549/mo HOA · 17% 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 +21.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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 MLS

Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

Key facts

• Walk-in closets
• Hurricane shutters
• Pools

Tags

• WATER VIEW
• OPEN BALCONY
• WALK-IN CLOSETS
• HURRICANE SHUTTERS
• HIGH IMPACT WINDOWS
• POOLS

Property features AI

Finance

• Financial info: Lease considered; Pets conditional; some restrictions may apply
• HOA & community: Monthly association fee of $549; Association covers common areas, cable TV, insurance, internet, laundry, structural maintenance, parking, pest control, roof, sewer, security, trash and water; Association amenities include boat dock, pier, clubhouse, fitness center, pool, sauna, billiard room, library, storage, elevator(s), laundry and transportation service; Senior community

Exterior

• Parking: One assigned parking space; Parking included in association
• Security: Security guard; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 6-story building; Entry on 6th level
• Construction: Block construction; Resale property
• Exterior features: Balcony (screened); Fence; Fruit trees; Storm/security shutters; Association pool; Bay-front waterfront; Has a view; Exterior lighting

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Icemaker; Disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Living/dining room; First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-39 ($-466/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.7% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools A+, health & safety A+, amenities 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.
• Market conditions: Rents flat; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,222/mo this rent would consume 58% 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask is 13789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $147k; list at $250k implies a 70% gain — meaningful room to come down on a strong offer.

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 $220,000 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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: 1.29% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 6.5

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: -2.8%
• Equity multiple: 0.86×
• Total profit: $-9,499
• Equity at exit: $79,248

10-year hold

• IRR: 0.7%
• Equity multiple: 1.07×
• Total profit: $5,142
• Equity at exit: $100,749

Cash invested: $70,000 (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: 1878
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,222 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$549
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-39

Break-even live

Break-even rent $3,271

Max offer price $243,139

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $32	+0% $-39	+5% $-110	+10% $-180
Rent	-10% $-293	-5% $-166	+0% $-39	+5% $88	+10% $216
Rate	-1.0pp $87	-0.5pp $25	base $-39	+0.5pp $-104	+1.0pp $-170

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-05-31
   days on market $250,000 Active 188 DOM
2. 2026-02-24
   historical $1,800
3. 2025-12-20
   listed $1,800
4. 2025-11-25
   listed $250,000 Active
5. 2025-11-22
   historical $1,900
6. 2025-11-18
   price $1,900
7. 2025-10-28
   listed $2,000
8. 2025-10-27
   historical
9. 2025-10-27
   status Active
10. 2025-10-23
    status Active
11. 2025-08-15
    status Pending
12. 2025-06-20
    price $249,000
13. 2025-06-16
    listed $250,000 Active
14. 2023-10-25
    historical $2,000
15. 2023-10-22
    listed $2,000
16. 2023-08-29
    historical $2,000
17. 2023-08-29
    listed $2,000
18. 2023-08-21
    historical $2,000
19. 2023-07-17
    price $2,000
20. 2017-11-15
    soldstatus $147,000
21. 2017-11-09
    soldstatus $147,000 Sold 256-char remark

    Show marketing remark (256 chars)

    Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

22. 2017-10-19
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

23. 2017-09-28
    status Active 256-char remark

    Show marketing remark (256 chars)

    Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

24. 2017-08-16
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

25. 2017-08-01
    listed $154,900 Active 256-char remark

    Show marketing remark (256 chars)

    Beautiful apartment completely remodeled with many upgrades. Unmatched bay views. ready to move in. Located in a community +55 years old with all the amenities. A must see. New A/C, fridge and in-line water heater. .. UNIT COMES WITH 6 MONTHS FULL WARRANTY

26. 2017-07-31
    historical
27. 2017-05-25
    listed $154,900 Active
28. 2014-09-15
    soldstatus $125,000
29. 2014-08-23
    status Pending
30. 2014-06-08
    price $139,000
31. 2014-06-07
    listed $159,000 Active
32. 2007-03-06
    soldstatus $168,000
33. 2007-02-17
    soldstatus $168,000
34. 2006-03-28
    soldstatus $152,500
35. 2006-03-23
    soldstatus $152,500
36. 1999-11-04
    soldstatus $41,500
37. 1996-03-14
    soldstatus $31,500
38. 1996-03-01
    soldstatus $31,500
39. 1994-04-21
    soldstatus $36,000

ⓘ 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: $2,322 · $194/mo
• Projected year-2 tax: $2,322 · $194/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 · 97% 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

Taxation est. · year 1

• Rental income: $38,665
• − Mortgage interest: −$14,004
• − Property taxes: −$2,322
• − Insurance: −$6,368
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − HOA: −$6,588
• − Depreciation: −$7,273
• Taxable loss: −$4,077
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $512/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

-95.0% since first listed

38 events — show timeline

• 2026-02-24 Rental Removed $1,800 MARMLS
• 2025-12-20 Listed for Rent $1,800 MARMLS
• 2025-11-25 Listed $250,000 MARMLS
• 2025-11-22 Rental Removed $1,900 MARMLS
• 2025-11-18 Price Changed $1,900 MARMLS
• 2025-10-28 Listed for Rent $2,000 MARMLS
• 2025-10-27 Listing Removed — MARMLS
• 2025-10-27 Relisted — MARMLS
• 2025-10-23 Relisted — MARMLS
• 2025-08-15 Pending — MARMLS
• 2025-06-20 Price Changed $249,000 MARMLS
• 2025-06-16 Listed $250,000 MARMLS
• 2023-10-25 Rental Removed $2,000 LISTANZA
• 2023-10-22 Listed for Rent $2,000 LISTANZA
• 2023-08-29 Rental Removed $2,000 MARMLS
• 2023-08-29 Listed for Rent $2,000 MARMLS
• 2023-08-21 Rental Removed $2,000 MARMLS
• 2023-07-17 Price Changed $2,000 MARMLS
• 2017-11-15 Sold (Public Records) $147,000 Public Records
• 2017-11-09 Sold (MLS) $147,000 MARMLS
• 2017-10-19 Pending — MARMLS
• 2017-09-28 Relisted — MARMLS
• 2017-08-16 Pending — MARMLS
• 2017-08-01 Listed $154,900 MARMLS
• 2017-07-31 Listing Removed — MARMLS
• 2017-05-25 Listed $154,900 MARMLS
• 2014-09-15 Sold (Public Records) $125,000 Public Records
• 2014-08-23 Pending — MARMLS
• 2014-06-08 Price Changed $139,000 MARMLS
• 2014-06-07 Listed $159,000 MARMLS
• 2007-03-06 Sold (Public Records) $168,000 Public Records
• 2007-02-17 Sold (MLS) $168,000 MARMLS
• 2006-03-28 Sold (Public Records) $152,500 Public Records
• 2006-03-23 Sold (MLS) $152,500 MARMLS
• 1999-11-04 Sold (Public Records) $41,500 Public Records
• 1996-03-14 Sold (Public Records) $31,500 Public Records
• 1996-03-01 Sold (Public Records) $31,500 Public Records
• 1994-04-21 Sold (Public Records) $36,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,322 · -7.5% YoY. Source: county tax records.