18051 Biscayne Blvd · Aventura, FL 33160

$250,000

2 bd · 2.0 ba · 1,251 sqft · Land · 35 Days on market

Built 1971

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Large apartment in Aventura Florida, great location, very close to Sunny Isles Beach, Aventura mall, full of amenities like, gym, marina, restaurant, security, tennis court, grills, pet park, etc, price to sell it!

Key facts

• Restaurant
• Full of amenities
• Aventura mall

Tags

• CLOSE TO SUNNY ISLES BEACH
• AVENTURA MALL
• FULL OF AMENITIES
• GYM
• MARINA
• RESTAURANT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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).

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.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 35 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 9y ago 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.
• Current owner paid $150k; list at $250k implies a 67% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 5.6

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: 11.9%
• Equity multiple: 1.58×
• Total profit: $40,416
• Equity at exit: $79,248

10-year hold

• IRR: 14.5%
• Equity multiple: 2.57×
• Total profit: $109,629
• 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: 1870
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,694 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $764

Break-even live

Break-even rent $2,727

Max offer price $250,000

Occupancy floor 74%

Sensitivity live

Price	-10% $937	-5% $850	+0% $764	+5% $678	+10% $591
Rent	-10% $472	-5% $618	+0% $764	+5% $910	+10% $1,056
Rate	-1.0pp $890	-0.5pp $828	base $764	+0.5pp $699	+1.0pp $633

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: —

Listing history 46 events

1. 2026-06-16
   status $250,000 Under Contract 35 DOM
2. 2026-06-15
   days on market $250,000 Active 35 DOM
3. 2026-06-13
   days on market $250,000 Active 33 DOM
4. 2026-06-09
   days on market $250,000 Active 29 DOM
5. 2026-06-08
   days on market $250,000 Active 28 DOM
6. 2026-06-08
   days on market $250,000 Active 27 DOM
7. 2026-06-04
   days on market $250,000 Active 24 DOM
8. 2026-06-03
   days on market $250,000 Active 23 DOM
9. 2026-06-02
   days on market $250,000 Active 22 DOM
10. 2026-06-01
    days on market $250,000 Active 21 DOM
11. 2026-05-31
    days on market $250,000 Active 20 DOM
12. 2026-05-25
    historical $2,700
13. 2026-05-12
    listed $250,000 Active
14. 2026-03-14
    listed $2,700
15. 2025-12-08
    historical $2,700
16. 2025-11-15
    listed $2,700
17. 2025-10-03
    historical $2,900
18. 2025-09-06
    listed $2,900
19. 2025-08-07
    historical $1,250
20. 2025-06-28
    listed $1,250
21. 2025-05-16
    historical $3,700
22. 2025-03-08
    listed $3,700
23. 2024-10-04
    historical $3,000
24. 2024-10-01
    listed $3,000
25. 2024-10-01
    historical $3,000
26. 2024-09-26
    listed $3,000
27. 2024-09-26
    historical $3,000
28. 2024-09-25
    listed $3,000
29. 2024-06-21
    historical
30. 2024-04-04
    historical $2,400
31. 2024-04-03
    listed $2,400
32. 2024-03-19
    historical $2,600
33. 2024-03-18
    price $200,000
34. 2024-03-08
    listed $2,600
35. 2023-12-21
    listed $170,000 Active
36. 2023-06-01
    historical
37. 2023-05-05
    soldstatus $150,000 Closed
38. 2023-04-17
    status Pending
39. 2023-02-22
    price $153,500
40. 2022-11-11
    price $155,000
41. 2022-10-26
    listed $175,000 Active
42. 2022-08-30
    listed $375,000 Active
43. 2022-04-13
    historical
44. 2022-04-05
    listed $375,000
45. 2018-03-31
    historical
46. 2017-03-14
    listed $325 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 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: $44,327
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$6,368
• − Repairs & maintenance: −$3,546
• − Management: −$3,546
• − Depreciation: −$7,273
• Taxable income: $5,840
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $7,766/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

-99.3% since first listed

35 events — show timeline

• 2026-05-25 Rental Removed $2,700 SHOWMOJO
• 2026-05-12 Listed $250,000 FSBO.com
• 2026-03-14 Listed for Rent $2,700 SHOWMOJO
• 2025-12-08 Rental Removed $2,700 SHOWMOJO
• 2025-11-15 Listed for Rent $2,700 SHOWMOJO
• 2025-10-03 Rental Removed $2,900 LISTANZA
• 2025-09-06 Listed for Rent $2,900 LISTANZA
• 2025-08-07 Rental Removed $1,250 SHOWMOJO
• 2025-06-28 Listed for Rent $1,250 SHOWMOJO
• 2025-05-16 Rental Removed $3,700 RENTALBEAST
• 2025-03-08 Listed for Rent $3,700 RENTALBEAST
• 2024-10-04 Rental Removed $3,000 REALLYO
• 2024-10-01 Listed for Rent $3,000 REALLYO
• 2024-10-01 Rental Removed $3,000 REALLYO
• 2024-09-26 Listed for Rent $3,000 REALLYO
• 2024-09-26 Rental Removed $3,000 REALLYO
• 2024-09-25 Listed for Rent $3,000 REALLYO
• 2024-06-21 Listing Removed — MARMLS
• 2024-04-04 Rental Removed $2,400 RMLSFL
• 2024-04-03 Listed for Rent $2,400 RMLSFL
• 2024-03-19 Rental Removed $2,600 RMLSFL
• 2024-03-18 Price Changed $200,000 MARMLS
• 2024-03-08 Listed for Rent $2,600 RMLSFL
• 2023-12-21 Listed $170,000 MARMLS
• 2023-06-01 Listing Removed — MARMLS
• 2023-05-05 Sold (MLS) $150,000 MARMLS
• 2023-04-17 Pending — MARMLS
• 2023-02-22 Price Changed $153,500 MARMLS
• 2022-11-11 Price Changed $155,000 MARMLS
• 2022-10-26 Listed $175,000 MARMLS
• 2022-08-30 Listed $375,000 MARMLS
• 2022-04-13 Listing Removed — Beaches MLS
• 2022-04-05 Listed $375,000 Beaches MLS
• 2018-03-31 Listing Removed — MARMLS
• 2017-03-14 Listed $325 MARMLS