18051 Biscayne Blvd #1701 · Aventura, FL 33160

$320,000

2 bd · 2.0 ba · 1,565 sqft · Condo public records · 120 Days on market

Built 1971 $954/mo HOA · 22% 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 +19.0/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Experience refined waterfront living at Del Prado in this completely remodeled 2-bedroom, 2-bathroom corner residence on the 17th floor. Showcasing breathtaking panoramic views of the bay and city skyline, this light-filled home offers an exceptional blend of modern elegance, comfort, and privacy. The thoughtfully redesigned interior features high-end finishes, a sophisticated open layout, and expansive windows that capture natural light and stunning scenery from every angle. Residents of Del Prado enjoy resort-style amenities including a fitness center, two waterfront pools, tennis courts, on-site market, and a private marina with dock access. Perfectly situated in the heart of Aventura, j

Key facts

• Fitness center
• Waterfront pools
• Tennis courts

Tags

• WATERFRONT LIVING
• PANORAMIC VIEWS
• RESORT-STYLE AMENITIES
• FITNESS CENTER
• WATERFRONT POOLS
• TENNIS COURTS

Property features AI

Finance

• Financial info: Monthly association fee of $954; Association fee covers amenities, common areas, cable TV, hot water, internet, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), sewer, security, trash, and water; Pets allowed conditionally with possible restrictions
• HOA & community: Monthly association fee; Association amenities include boat dock, marina, cabana, fitness center, billiard room, library, barbecue/picnic area, pool, sauna, storage, tennis courts, elevators, and trash service

Exterior

• Parking: Assigned covered detached garage parking; 1 garage/covered space
• Security: Complex fenced; Secured lobby; Security guard; Smoke detectors
• Utilities: Water available; Sewer available; Power with central HVAC
• Home design: Attached property (unit in a larger building); 20 total stories; Entry located on level 17
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Open balcony/patio; Barbecue; Tennis court(s); Heated pool; Bay front waterfront; Ocean access; Has view

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven; Breakfast bar; Eat-in kitchen
• Bedrooms: Storage room listed as a room type
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Dual sinks; Eat-in kitchen; Combined living/dining area; Other; Walk-in closet(s); Elevator
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (5.2% below list).
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $291k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,287/mo this rent would consume 77% 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 $4k of equity ($2k loan paydown + $2k 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 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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 $291,200 (9.0% 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 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.34% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 6.2

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: -3.5%
• Equity multiple: 0.83×
• Total profit: $-15,228
• Equity at exit: $101,438

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-614
• Equity at exit: $128,958

Cash invested: $89,600 (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: 1870
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,287 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$289 /mo · $3,467/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$954
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $-94

Break-even live

Break-even rent $4,406

Max offer price $303,320

Occupancy floor 97%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $954 · $11,448/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $320,000 Active 120 DOM
2. 2026-06-17
   days on market $320,000 Active 119 DOM
3. 2026-06-16
   days on market $320,000 Active 118 DOM
4. 2026-06-15
   days on market $320,000 Active 117 DOM
5. 2026-06-13
   days on market $320,000 Active 115 DOM
6. 2026-06-09
   days on market $320,000 Active 111 DOM
7. 2026-06-08
   days on market $320,000 Active 110 DOM
8. 2026-06-08
   price $320,000 Active 109 DOM
9. 2026-06-07
   days on market $330,000 Active 109 DOM
10. 2026-06-04
    days on market $330,000 Active 106 DOM
11. 2026-06-03
    days on market $330,000 Active 105 DOM
12. 2026-06-02
    days on market $330,000 Active 104 DOM
13. 2026-06-01
    days on market $330,000 Active 103 DOM
14. 2026-05-31
    days on market $330,000 Active 102 DOM
15. 2026-04-14
    price $330,000
16. 2026-02-18
    listed $339,999 Active
17. 2017-02-06
    historical
18. 2016-11-22
    price $335,000
19. 2016-11-07
    price $340,000
20. 2016-10-19
    price $345,900
21. 2016-10-11
    historical
22. 2016-10-10
    listed $349,900 Active
23. 2016-08-26
    price $357,000
24. 2016-08-15
    price $360,000
25. 2016-08-03
    price $365,000
26. 2016-07-27
    price $369,000
27. 2016-07-07
    price $375,000
28. 2016-07-07
    listed $375 Active
29. 2015-06-01
    soldstatus $220,000
30. 2015-05-28
    soldstatus $220,000 Sold
31. 2015-04-13
    status Pending
32. 2015-03-19
    listed $239,900 Active
33. 2002-05-24
    soldstatus $166,000
34. 2002-05-03
    soldstatus $120,000
35. 1977-04-01
    soldstatus $45,500

ⓘ 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: $3,467 · $289/mo
• Projected year-2 tax: $3,467 · $289/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: $51,440
• − Mortgage interest: −$17,925
• − Property taxes: −$3,467
• − Insurance: −$6,718
• − Repairs & maintenance: −$4,115
• − Management: −$4,115
• − HOA: −$11,448
• − Depreciation: −$9,309
• Taxable loss: −$5,658
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $225/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
• 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

+625.3% since first listed

21 events — show timeline

• 2026-04-14 Price Changed $330,000 MARMLS
• 2026-02-18 Listed $339,999 MARMLS
• 2017-02-06 Listing Removed — MARMLS
• 2016-11-22 Price Changed $335,000 MARMLS
• 2016-11-07 Price Changed $340,000 MARMLS
• 2016-10-19 Price Changed $345,900 MARMLS
• 2016-10-11 Listing Removed — MARMLS
• 2016-10-10 Listed $349,900 MARMLS
• 2016-08-26 Price Changed $357,000 MARMLS
• 2016-08-15 Price Changed $360,000 MARMLS
• 2016-08-03 Price Changed $365,000 MARMLS
• 2016-07-27 Price Changed $369,000 MARMLS
• 2016-07-07 Price Changed $375,000 MARMLS
• 2016-07-07 Listed $375 MARMLS
• 2015-06-01 Sold (Public Records) $220,000 Public Records
• 2015-05-28 Sold (MLS) $220,000 MARMLS
• 2015-04-13 Pending — MARMLS
• 2015-03-19 Listed $239,900 MARMLS
• 2002-05-24 Sold (Public Records) $166,000 Public Records
• 2002-05-03 Sold (Public Records) $120,000 Public Records
• 1977-04-01 Sold (Public Records) $45,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,467 · -12.4% YoY. Source: county tax records.