2855 Leonard Dr Unit H106 · Aventura, FL 33160

$259,000

2 bd · 1.0 ba · 965 sqft · Condo public records · 22 Days on market

Built 1968 $612/mo HOA · 18% 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 +19.2/30.0
• 1% rule +8.1/10.0
• 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 MLS

Strict showing time from 9AM to 4PM, Bring physical Real Estate License and a Picture ID, they will not let in. Point East is a 55+community verify, bright unit corner in the first floor, 2/1 , remodeled complete bathroom , spacious bedrooms, porch looking lake. Special assessment for elevator and roof paid in full. HOA includes water, sewer, trash, cable TV basic internet, pest control. The unit can not be rent for the first 18 month, No corporate buyer. Have a lot of amenities, Gym, sauna, swimming pools, movies, piano, bingo, yoga and courtesy shuttles. Very quiet place

Key facts

• Fitness center
• 5 swimming pools
• Billiards room

Tags

• FIRST-FLOOR CORNER UNIT
• ASSIGNED PARKING
• 24HS GUARD SECURITY
• 5 SWIMMING POOLS
• FITNESS CENTER
• BILLIARDS ROOM

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include boat dock, pier, clubhouse, elevators, pool, billiard room, trails, transportation service, laundry, and trash service; Association fee covers laundry, structure maintenance, parking, pest control, pool(s), roof, sewer and security; Community is a senior community

Exterior

• Parking: One covered parking space (garage)
• Security: Complex fenced; Security guard
• Utilities: Central cooling
• Home design: Attached property; Six-story building; First-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony; Patio; Screened patio; Canal-front and lagoon waterfront; Association pool (heated); Exterior lighting

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: First-floor entry; Bedroom on the main level; Ceramic tile flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $255k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $3,392/mo this rent would consume 61% 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 22 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Recommended offer $255,115 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.31% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 6.4

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: 2.9%
• Equity multiple: 1.14×
• Total profit: $10,160
• Equity at exit: $82,101

10-year hold

• IRR: 6.1%
• Equity multiple: 1.66×
• Total profit: $47,739
• Equity at exit: $104,376

Cash invested: $72,520 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,392 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$612
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $278

Break-even live

Break-even rent $3,040

Max offer price $259,000

Occupancy floor 87%

Sensitivity live

Price	-10% $457	-5% $368	+0% $278	+5% $189	+10% $99
Rent	-10% $10	-5% $144	+0% $278	+5% $412	+10% $546
Rate	-1.0pp $409	-0.5pp $344	base $278	+0.5pp $211	+1.0pp $143

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $612 · $7,344/yr
• Likely covers: watersewertrashinternetcablepoolgym
• ⚠ Special-assessment mentions:

  …bright unit corner in the first floor, 2/1 , remodeled complete bathroom , spacious bedrooms, porch looking lake. Special assessment for elevator and roof paid in full. HOA includes water, sewer, trash, cable TV basic internet, pest control. The unit…

Listing history 35 events

1. 2026-06-18
   days on market $259,000 Active 22 DOM
2. 2026-06-17
   days on market $259,000 Active 21 DOM
3. 2026-06-16
   days on market $259,000 Active 20 DOM
4. 2026-06-15
   days on market $259,000 Active 19 DOM
5. 2026-06-13
   days on market $259,000 Active 17 DOM
6. 2026-06-09
   days on market $259,000 Active 13 DOM
7. 2026-06-08
   days on market $259,000 Active 12 DOM
8. 2026-06-07
   days on market $259,000 Active 11 DOM
9. 2026-06-04
   days on market $259,000 Active 8 DOM
10. 2026-06-03
    days on market $259,000 Active 7 DOM
11. 2026-06-02
    days on market $259,000 Active 6 DOM
12. 2026-06-01
    days on market $259,000 Active 5 DOM
13. 2026-05-31
    days on market $259,000 Active 4 DOM
14. 2026-05-27
    listed $259,000 Active
15. 2023-12-13
    soldstatus $236,000
16. 2023-12-04
    soldstatus $236,000 Closed 579-char remark

    Show marketing remark (579 chars)

    Strict showing time from 9AM to 4PM, Bring physical Real Estate License and a Picture ID, they will not let in. Point East is a 55+community verify, bright unit corner in the first floor, 2/1 , remodeled complete bathroom , spacious bedrooms, porch looking lake. Special assessment for elevator and roof paid in full. HOA includes water, sewer, trash, cable TV basic internet, pest control. The unit can not be rent for the first 18 month, No corporate buyer. Have a lot of amenities, Gym, sauna, swimming pools, movies, piano, bingo, yoga and courtesy shuttles. Very quiet place

17. 2023-11-21
    historical Active Under Contract 579-char remark

    Show marketing remark (579 chars)

    Strict showing time from 9AM to 4PM, Bring physical Real Estate License and a Picture ID, they will not let in. Point East is a 55+community verify, bright unit corner in the first floor, 2/1 , remodeled complete bathroom , spacious bedrooms, porch looking lake. Special assessment for elevator and roof paid in full. HOA includes water, sewer, trash, cable TV basic internet, pest control. The unit can not be rent for the first 18 month, No corporate buyer. Have a lot of amenities, Gym, sauna, swimming pools, movies, piano, bingo, yoga and courtesy shuttles. Very quiet place

18. 2023-09-08
    listed $245,000 Active 579-char remark

    Show marketing remark (579 chars)

    Strict showing time from 9AM to 4PM, Bring physical Real Estate License and a Picture ID, they will not let in. Point East is a 55+community verify, bright unit corner in the first floor, 2/1 , remodeled complete bathroom , spacious bedrooms, porch looking lake. Special assessment for elevator and roof paid in full. HOA includes water, sewer, trash, cable TV basic internet, pest control. The unit can not be rent for the first 18 month, No corporate buyer. Have a lot of amenities, Gym, sauna, swimming pools, movies, piano, bingo, yoga and courtesy shuttles. Very quiet place

19. 2020-08-03
    soldstatus $121,000
20. 2020-07-24
    soldstatus $121,000 Closed 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

21. 2020-06-23
    historical Active Under Contract 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

22. 2020-06-18
    status Active 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

23. 2020-06-18
    historical Active Under Contract 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

24. 2020-05-28
    price $129,900 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

25. 2020-05-07
    price $139,000 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

26. 2020-03-29
    listed $149,900 Active 777-char remark

    Show marketing remark (777 chars)

    Estate sale on this fantastic corner first floor unit, with assigned parking in front of unit. Beautiful lake view; tile floors thru out; freshly painted; two enclosed porches with hurricane shutters and screens. Second bedroom is being presented as a home office in photos but is a nice sized second bedroom. Point East in Aventura in a 55+ active community, with 24 hour guard security, lots of amenities: Courtesy bus; five swimming pools; Dancing on Friday nights; Bingo on Sundays; Card room; Fitness center; Billiard room. Close to Aventura Mall Shops; restaurants; food stores; pharmacies; beaches, casinos, public transportation Buyer needs to be 55 yrs. old plus; no children under 18 yrs old; no leasing for 18 months; emotional support pets allowed. Low maintenance.

27. 2020-03-27
    historical
28. 2020-03-17
    listed $155,000 Active
29. 2020-02-29
    historical
30. 2019-11-20
    price $159,500
31. 2019-09-30
    listed $169,900 Active
32. 2002-02-20
    soldstatus $53,000
33. 1999-01-10
    soldstatus $40,000
34. 1993-02-18
    soldstatus $38,000
35. 1993-02-01
    soldstatus $38,000

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

Taxation est. · year 1

• Rental income: $40,710
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,257
• − Management: −$3,257
• − HOA: −$7,344
• − Depreciation: −$7,535
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $3,427/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

+581.6% since first listed

22 events — show timeline

• 2026-05-27 Listed $259,000 MARMLS
• 2023-12-13 Sold (Public Records) $236,000 Public Records
• 2023-12-04 Sold (MLS) $236,000 MARMLS
• 2023-11-21 Contingent — MARMLS
• 2023-09-08 Listed $245,000 MARMLS
• 2020-08-03 Sold (Public Records) $121,000 Public Records
• 2020-07-24 Sold (MLS) $121,000 MARMLS
• 2020-06-23 Contingent — MARMLS
• 2020-06-18 Relisted — MARMLS
• 2020-06-18 Contingent — MARMLS
• 2020-05-28 Price Changed $129,900 MARMLS
• 2020-05-07 Price Changed $139,000 MARMLS
• 2020-03-29 Listed $149,900 MARMLS
• 2020-03-27 Listing Removed — MARMLS
• 2020-03-17 Listed $155,000 MARMLS
• 2020-02-29 Listing Removed — MARMLS
• 2019-11-20 Price Changed $159,500 MARMLS
• 2019-09-30 Listed $169,900 MARMLS
• 2002-02-20 Sold (Public Records) $53,000 Public Records
• 1999-01-10 Sold (Public Records) $40,000 Public Records
• 1993-02-18 Sold (Public Records) $38,000 Public Records
• 1993-02-01 Sold (Public Records) $38,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $205 · -93.8% YoY. Source: county tax records.