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

$338,500

3 bd · 2.0 ba · 1,396 sqft · Condo · 36 Days on market

Built 1986 Good condition $242/sqft · 12% below area Est $386k · 12% under $1079/mo HOA · 21% of rent ↓ 14% since listing

---

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 +23.5/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• Schools +4.5/10.0
• 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!

Key facts

• Gated community
• Jacuzzi
• Heated pool

Tags

• GATED COMMUNITY
• HEATED POOL
• JACUZZI
• 24/7 GUARD GATED SECURITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $338k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $338k).
• Recommended offer: $328k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.1% 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); 1324 active listings in the ZIP; 2 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).
• At $5,131/mo this rent would consume 68% of the median local household income ($91k/yr) (locally 16% 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 36 days — a 3% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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 $328,345 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 5.5

CMA / ARV

• ARV (median comp): $386,303
• List price: $338,500
• Delta: -12.37%
• 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
3530 Mystic Pointe Dr #2907	0.15mi	2/2.0 (-1)	1,181 (-15%)	0mo	$385,000	$326	62
18181 NE 31st Ct Ph 10	0.71mi	2/2.0 (-1)	1,339 (-4%)	0mo	$315,000	$235	55
2960 NE 207th St #10	1.06mi	2/2.5 (-1)	1,368 (-2%)	0mo	$975,000	$713	54
17801 N Bay Rd #210	0.95mi	2/2.0 (-1)	1,330 (-5%)	0mo	$400,000	$301	52
301 174 St #702	1.12mi	2/2.0 (-1)	1,488 (+7%)	0mo	$580,000	$390	49
21055 Yacht Club Dr #2704	1.33mi	2/2.0 (-1)	1,505 (+8%)	0mo	$560,000	$372	47
2535 NE 193rd St #3203	1.06mi	2/2.5 (-1)	1,273 (-9%)	0mo	$410,000	$322	43
18031 Biscayne Blvd #1104	1.00mi	2/2.0 (-1)	1,565 (+12%)	0mo	$210,000	$134	40
18201 Collins Ave #3707	1.00mi	2/2.0 (-1)	1,577 (+13%)	0mo	$1,205,000	$764	38
17475 Collins Ave #703	1.31mi	2/2.0 (-1)	1,599 (+14%)	0mo	$1,800,000	$1,126	36
18041 Biscayne Blvd #1404	1.03mi	2/2.0 (-1)	1,605 (+15%)	0mo	$275,000	$171	35
17555 Collins Ave #806	1.24mi	2/2.5 (-1)	1,590 (+14%)	0mo	$1,300	$1	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.41×
• Total profit: $-55,616
• Equity at exit: $50,471

10-year hold

• IRR: -23.1%
• Equity multiple: 0.10×
• Total profit: $-85,377
• Equity at exit: $29,267

Cash invested: $94,780 (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 →

Active competition Active MLS

• For sale now: 30 active · 35 under contract
• Median asking: $431,500 ($349/sqft)
• Median days on market: 146 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -20.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33180

• Rents YoY: -1.5%
• Active inventory: 1324
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $5,131 medium
• Mortgage (P&I): −$1,775
• Tax est. 1.5%: −$423 /mo · $5,078/yr
• Insurance: −$141
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,079
• Vacancy / Maint / Mgmt: −$1,077
• Net cashflow: $208

Break-even live

Break-even rent $4,867

Max offer price $338,500

Occupancy floor 91%

Sensitivity live

Price	-10% $442	-5% $325	+0% $208	+5% $91	+10% $-26
Rent	-10% $-197	-5% $6	+0% $208	+5% $411	+10% $614
Rate	-1.0pp $379	-0.5pp $294	base $208	+0.5pp $121	+1.0pp $31

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: $84,625
• Closing costs: $10,155
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18975 Collins Ave Sunny Isles Beach, FL	3.0–5.0	2.5–5.5	2906	$18,900	$6.50	30d	13	0.83mi
18975 Collins Ave Sunny Isles Beach, FL	2.0–5.0	2.5–5.5	2787	$25,167	$9.03	0d	13	0.83mi

Property features AI

Finance

• Financial info: Pets allowed with size/weight limits (maximum 20 lbs)
• HOA & community: Monthly association feeAssociation amenities include pool and elevatorsAssociation covers management, amenities, common areas, cable TV, hot water, insurance, internet, grounds and structure maintenance, parking, pool(s), sewer, security, trash and water

Exterior

• Parking: Assigned parkingGuest parkingOne covered spaceCarport (1 space)
• Security: Closed-circuit camerasComplex fencedFire alarmSecurity guardSmoke detectors
• Utilities: Cable available
• Home design: Attached property5-story buildingEntry on 5th level
• Construction: Block constructionResale property
• Exterior features: Balcony (screened)Association poolWaterfront with bay frontage, intracoastal access and seawall

Interior

• Kitchen: DishwasherElectric rangeSelf-cleaning ovenMicrowaveGarbage disposalRefrigerator
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast bar and breakfast areaEat-in kitchenBuilt-in featuresFamily/dining roomShower-only bathroom(s)Blinds and sliding impact glass windows
• Laundry & utility: WasherDryer

HOA detail $1,079/mo · $12,948/yr condo

• ⚠ 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 50 events

1. 2026-09-23
   days on market $338,500 Active 36 DOM
2. 2026-09-22
   days on market $338,500 Active 35 DOM
3. 2026-09-21
   days on market $338,500 Active 34 DOM
4. 2026-09-20
   days on market $338,500 Active 33 DOM
5. 2026-09-19
   days on market $338,500 Active 32 DOM
6. 2026-09-18
   days on market $338,500 Active 31 DOM
7. 2026-09-17
   days on market $338,500 Active 30 DOM
8. 2026-09-16
   days on market $338,500 Active 29 DOM
9. 2026-09-15
   days on market $338,500 Active 28 DOM
10. 2026-09-14
    days on market $338,500 Active 27 DOM
11. 2026-09-13
    days on market $338,500 Active 26 DOM
12. 2026-09-12
    days on market $338,500 Active 25 DOM
13. 2026-09-11
    days on market $338,500 Active 24 DOM
14. 2026-09-05
    days on market $338,500 Active 18 DOM
15. 2026-09-04
    days on market $338,500 Active 17 DOM
16. 2026-09-03
    days on market $338,500 Active 16 DOM
17. 2026-08-31
    days on market $338,500 Active 13 DOM
18. 2026-08-29
    days on market $338,500 Active 11 DOM
19. 2026-08-28
    days on market $338,500 Active 10 DOM
20. 2026-08-27
    days on market $338,500 Active 9 DOM
21. 2026-08-26
    days on market $338,500 Active 8 DOM
22. 2026-08-25
    days on market $338,500 Active 7 DOM
23. 2026-08-24
    days on market $338,500 Active 6 DOM
24. 2026-08-23
    days on market $338,500 Active 5 DOM
25. 2026-08-22
    days on market $338,500 Active 4 DOM
26. 2026-08-21
    days on market $338,500 Active 3 DOM
27. 2026-08-20
    days on market $338,500 Active 2 DOM
28. 2026-08-19
    pricedays on marketlisting id $338,500 Active 1 DOM
29. 2026-08-10
    days on market $335,000 Active 142 DOM
30. 2026-08-09
    days on market $335,000 Active 141 DOM
31. 2026-08-08
    days on market $335,000 Active 140 DOM
32. 2026-08-06
    days on market $335,000 Active 138 DOM
33. 2026-08-05
    days on market $335,000 Active 137 DOM
34. 2026-08-04
    days on market $335,000 Active 136 DOM
35. 2026-08-03
    days on market $335,000 Active 135 DOM
36. 2026-07-31
    days on market $335,000 Active 132 DOM
37. 2026-07-28
    days on market $335,000 Active 129 DOM
38. 2026-07-24
    days on market $335,000 Active 125 DOM
39. 2026-07-23
    days on market $335,000 Active 124 DOM
40. 2026-07-22
    days on market $335,000 Active 123 DOM
41. 2026-07-21
    days on market $335,000 Active 122 DOM
42. 2026-07-20
    days on market $335,000 Active 121 DOM
43. 2026-07-18
    days on market $335,000 Active 119 DOM
44. 2026-07-16
    days on market $335,000 Active 117 DOM
45. 2026-07-15
    days on market $335,000 Active 116 DOM
46. 2026-07-13
    days on market $335,000 Active 114 DOM
47. 2026-07-13
    days on market $335,000 Active 113 DOM
48. 2026-07-11
    days on market $335,000 Active 112 DOM
49. 2026-07-10
    days on market $335,000 Active 111 DOM
50. 2026-07-09
    days on market $335,000 Active 110 DOM

ⓘ 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 · 77% 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: $61,567
• − Mortgage interest: −$18,961
• − Property taxes: −$5,078
• − Insurance: −$6,811
• − Repairs & maintenance: −$4,925
• − Management: −$4,925
• − HOA: −$12,948
• − Depreciation: −$9,847
• Taxable loss: −$1,929
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $2,963/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 Est. rehab $6,980–$20,940 screening

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 ↑

ⓘ 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): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 16% 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: 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

Property features AI

Finance

• Financial info: Pets allowed with size/weight limits (maximum 20 lbs)
• HOA & community: Monthly association feeAssociation amenities include pool and elevatorsAssociation covers management, amenities, common areas, cable TV, hot water, insurance, internet, grounds and structure maintenance, parking, pool(s), sewer, security, trash and water

Exterior

• Parking: Assigned parkingGuest parkingOne covered spaceCarport (1 space)
• Security: Closed-circuit camerasComplex fencedFire alarmSecurity guardSmoke detectors
• Utilities: Cable available
• Home design: Attached property5-story buildingEntry on 5th level
• Construction: Block constructionResale property
• Exterior features: Balcony (screened)Association poolWaterfront with bay frontage, intracoastal access and seawall

Interior

• Kitchen: DishwasherElectric rangeSelf-cleaning ovenMicrowaveGarbage disposalRefrigerator
• Flooring: Ceramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast bar and breakfast areaEat-in kitchenBuilt-in featuresFamily/dining roomShower-only bathroom(s)Blinds and sliding impact glass windows
• Laundry & utility: WasherDryer

Price history

-14.3% since first listed

7 events — show timeline

• 2026-08-18 Listed $338,500 MARMLS
• 2026-08-11 Listing Removed — MARMLS
• 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