3350 NE 192nd St Unit 5H-B · Aventura, FL 33180

$335,000

3 bd · 2.0 ba · 1,396 sqft · Condo · 89 Days on market

Built 1986 Good condition $1079/mo HOA · 20% of rent ↓ 15% since listing

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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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST PRICED UNIT IN ALL OF SOUTHVIEW AT AVENTURA! WE HAVE THE BEST PRICE AND THE BEST FLOOR PLAN WITH THE MOST ROOMS AND MOST SQUARE FOOTAGE! THIS IS A WELL BUILT / UNIQUE STYLE CONDO WHICH IS SET UP MORE LIKE A VILLA OR EVEN A SINGLE FAMILY RESIDENCE. 3 BEDROOMS & 2 BATHS, LIVING AREAS, A LARGE EXTERIOR PORCH, TONS OF CLOSETS AND STORAGE - EVEN SEPARATE LAUNDRY! WITH A PRICE POINT LIKE THIS - A FRACTION OF THE PRICE OF A SINGLE FAMILY HOME. IT HAS MAINTENANCE FEES OF $893 / MONTH AND A SMALL SPECIAL ASSESSMENT OF $193 / MONTH. SPECIAL ASSESSMENT COVERED ANY ISSUES WITH ANYTHING, ALL CONSTRUCTION IS COMPLETE, AND THE NEW BUYER CAN BUY NOW AND ENJOY THE UPGRADES! WHEN COMPARED TO THE A

Key facts

• Separate laundry
• Large exterior porch
• Jacuzzi

Tags

• UNIQUE STYLE CONDO
• LARGE EXTERIOR PORCH
• SEPARATE LAUNDRY
• HEATED POOL
• JACUZZI
• DIRECTLY ON THE WATERWAY

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed (with restrictions/conditions)
• HOA & community: Monthly association fee; Association amenities include pool and elevators; Association covers amenities, common areas, cable TV, insurance, internet, grounds maintenance, structural maintenance, parking, pool(s), roof, security, trash, and water

Exterior

• Parking: Guest parking available; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Condominium (attached property); 5 stories; Entry on 5th level; Has a view
• Construction: Block construction; Resale property
• Exterior features: Patio; Canal-front waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Disposal; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Elevator access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 soft (-1.5%/yr); 985 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,325/mo this rent would consume 70% of the median local household income ($91k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 89 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.59% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 5.2

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: -13.8%
• Equity multiple: 0.53×
• Total profit: $-44,303
• Equity at exit: $49,950

10-year hold

• IRR: -15.1%
• Equity multiple: 0.33×
• Total profit: $-63,149
• Equity at exit: $28,965

Cash invested: $93,800 (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: 985
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $5,325 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,079
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $386

Break-even live

Break-even rent $4,836

Max offer price $335,000

Occupancy floor 88%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,079 · $12,948/yr
• ⚠ Special-assessment mentions:

  …POINT LIKE THIS - A FRACTION OF THE PRICE OF A SINGLE FAMILY HOME. IT HAS MAINTENANCE FEES OF $893 / MONTH AND A SMALL SPECIAL ASSESSMENT OF $193 / MONTH. SPECIAL ASSESSMENT COVERED ANY ISSUES WITH ANYTHING, ALL CONSTRUCTION IS COMPLETE, AND THE NEW BUYER…

  …PRICE OF A SINGLE FAMILY HOME. IT HAS MAINTENANCE FEES OF $893 / MONTH AND A SMALL SPECIAL ASSESSMENT OF $193 / MONTH. SPECIAL ASSESSMENT COVERED ANY ISSUES WITH ANYTHING, ALL CONSTRUCTION IS COMPLETE, AND THE NEW BUYER CAN BUY NOW AND ENJOY THE UPGRADES!…

Listing history 18 events

1. 2026-06-18
   days on market $335,000 Active 89 DOM
2. 2026-06-17
   days on market $335,000 Active 88 DOM
3. 2026-06-16
   days on market $335,000 Active 87 DOM
4. 2026-06-15
   days on market $335,000 Active 86 DOM
5. 2026-06-13
   days on market $335,000 Active 84 DOM
6. 2026-06-09
   days on market $335,000 Active 80 DOM
7. 2026-06-08
   days on market $335,000 Active 79 DOM
8. 2026-06-07
   days on market $335,000 Active 78 DOM
9. 2026-06-04
   days on market $335,000 Active 75 DOM
10. 2026-06-03
    days on market $335,000 Active 74 DOM
11. 2026-06-02
    days on market $335,000 Active 73 DOM
12. 2026-06-01
    days on market $335,000 Active 72 DOM
13. 2026-05-31
    days on market $335,000 Active 71 DOM
14. 2026-05-09
    price $335,000
15. 2026-05-07
    price $299,900
16. 2026-03-21
    listed $320,000 Active
17. 2026-03-17
    historical
18. 2026-02-27
    listed $395,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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: $63,897
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$6,794
• − Repairs & maintenance: −$5,112
• − Management: −$5,112
• − HOA: −$12,948
• − Depreciation: −$9,745
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $4,536/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with minor repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear on the white cabinets
• Minor Bathroom vanity — Slight wear and tear on the white vanity

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Rental Replace carpet in bedrooms — Fresh carpet can make the bedrooms more appealing to renters
• Resale Upgrade kitchen countertops — Upgrading countertops can add value and appeal to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear on the white cabinets	Minor	$500–3,000
Bathroom vanity · Slight wear and tear on the white vanity	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Rental Replace carpet in bedrooms — Fresh carpet can make the bedrooms more appealing to renters ↑
• Resale Upgrade kitchen countertops — Upgrading countertops can add value and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.2% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $335,000 MARMLS
• 2026-05-07 Price Changed $299,900 MARMLS
• 2026-03-21 Listed $320,000 MARMLS
• 2026-03-17 Listing Removed — MARMLS
• 2026-02-27 Listed $395,000 MARMLS