3020 Marcos Dr Unit S214 · Aventura, FL 33160

$264,900

2 bd · 2.0 ba · 1,083 sqft · Condo public records · 162 Days on market

Built 1968

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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 +24.9/30.0
• 1% rule +8.7/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

FANTASTIC WATERVIEW FROM THIS CORNER WRAP-AROUND SCREENED BALCONY, LIVING ROOM AND DINING ROOM. SPLIT BEDROOM FLOORPLAN, BEAUTIFULLY TILED THROUGHOUT--UPGRADED BATHROOMS & KITCHEN WITH NEARLY NEW REFRIGERATOR, STOVE, DISHWASHER, BUILT-IN MICROWAVE AND NEARLY NEW A/C & WH. FURNITURE NEGOTAGLE--READY TO MOVE IN. CONVENIENT PARKING NEXT TO BLDG. NICE 55+ ACTIVE COMMUNITY WITH MANY AMENTIES: 24-HR SECURITY GUARD AT GATE, CLUBHOUSE, SHOWS, MOVIES, DANCING, 5 POOLS, GYM, BILLARD ROOM, 2 MILES OF BEAUTIFUL WALKING PATHS AROUND THE LAKE, BOCCE BALL CT, BOAT DOCK, FISHING, AVENTURA COURTESY BUS AND MUCH MORE. .. CLOSE TO BEACHES, SHOPPING CENTERS, GROCERY STORES, RESTAURANTS, CASINOS, ET

Key facts

• Clubhouse
• Screened balcony
• Upgraded kitchen

Tags

• SCREENED BALCONY
• UPGRADED BATHROOMS
• UPGRADED KITCHEN
• 24 HR SECURITY
• CLUBHOUSE
• WALKING PATHS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee ($615) covering amenities, cable TV, internet, grounds and structure maintenance, parking, pest control, roof, sewer, security, trash and water; Association amenities include boat dock, billiard room, clubhouse, fitness center, pool, trails, transportation service and elevators; Community includes 321 units; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit cameras; Complex fenced; Security guard; Smoke detectors
• Utilities: Cable available
• Home design: 6-story building; Entry on level 2; Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Porch; Screened balcony/porch; Wrap-around porch; Heated pool; Lakefront with navigable water and ocean access; Has view; Faces north

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Other
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Elevator; Living/Dining room; Custom mirrors; Split bedrooms; Tub with shower; Walk-in closet(s); Furnishing negotiable

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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 $3,639/mo this rent would consume 65% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $265k implies a 361% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.37% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 6.1

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $946
• Equity at exit: $83,972

10-year hold

• IRR: 3.5%
• Equity multiple: 1.38×
• Total profit: $28,013
• Equity at exit: $106,753

Cash invested: $74,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,639 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 5 same-building comps: −$636
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $139

Break-even live

Break-even rent $3,463

Max offer price $264,900

Occupancy floor 91%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $264,900 Active 162 DOM
2. 2026-06-17
   days on market $264,900 Active 161 DOM
3. 2026-06-16
   days on market $264,900 Active 160 DOM
4. 2026-06-15
   days on market $264,900 Active 159 DOM
5. 2026-06-13
   days on market $264,900 Active 157 DOM
6. 2026-06-09
   days on market $264,900 Active 153 DOM
7. 2026-06-08
   days on market $264,900 Active 152 DOM
8. 2026-06-07
   days on market $264,900 Active 151 DOM
9. 2026-06-04
   days on market $264,900 Active 148 DOM
10. 2026-06-03
    days on market $264,900 Active 147 DOM
11. 2026-06-02
    days on market $264,900 Active 146 DOM
12. 2026-06-01
    days on market $264,900 Active 145 DOM
13. 2026-05-31
    days on market $264,900 Active 144 DOM
14. 2026-01-06
    listed $264,900 Active
15. 2000-04-04
    soldstatus $57,500

ⓘ 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: $2,082 · $173/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$117/yr (+$10/mo · 5.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥103°F today · 22 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: $43,662
• − Mortgage interest: −$14,839
• − Property taxes: −$2,082
• − Insurance: −$6,443
• − Repairs & maintenance: −$3,493
• − Management: −$3,493
• − HOA: −$7,632
• − Depreciation: −$7,706
• Taxable loss: −$2,025
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $2,152/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)

No district data.

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

+360.7% since first listed

2 events — show timeline

• 2026-01-06 Listed $264,900 MARMLS
• 2000-04-04 Sold (Public Records) $57,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,082 · +7.3% YoY. Source: county tax records.