2750 NE 183rd St #1801 · Aventura, FL 33160

$159,000

1 bd · 1.5 ba · 766 sqft · Condo public records · 21 Days on market

Built 1971 $866/mo HOA · 27% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

GREAT LOCATION PRICED TO SELL WITH BEAUTIFUL VIEW. Commodore Plaza Condo - Tower Building Updated kitchen and bathrooms, 1 bedroom 1.5 bath + additional room can be used as a guest room or office. 1 assigned parking, storage space located on the same floor, Walking distance to supermarkets, drug stores, restaurants, and a short drive to Aventura Mall and Sunny Isles Beach. The building offers 2 swimming pools, gym, library, Tennis courts, and much more!

Key facts

• Swimming pools
• Updated bathrooms
• Storage space

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• ASSIGNED PARKING
• STORAGE SPACE
• SHORT DRIVE TO AVENTURA MALL
• SWIMMING POOLS

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee; Association covers amenities, common areas, cable TV, and hot water; Community amenities include playground, trails, and elevators

Exterior

• Parking: Has garage; 1 covered parking space
• Security: Doorman; Intercom; Security guard
• Utilities: Electric power
• Home design: Condominium/attached property; Entry located on level 18; Has a view; Waterfront with Intracoastal access
• Construction: Block construction; Resale property; 28 total stories
• Exterior features: Balcony; Courtyard; Open balcony/patio

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Bedroom on main level; First floor entry; Ceramic tile flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 $3,210/mo this rent would consume 57% 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 $2k of equity ($1k loan paydown + $838 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $159k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 27% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.02% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 4.1

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: 4.9%
• Equity multiple: 1.24×
• Total profit: $10,489
• Equity at exit: $50,402

10-year hold

• IRR: 7.2%
• Equity multiple: 1.76×
• Total profit: $33,823
• Equity at exit: $64,076

Cash invested: $44,520 (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: 4.1×

Monthly cashflow live

• Estimated rent: $3,210 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$866
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $266

Break-even live

Break-even rent $2,873

Max offer price $159,000

Occupancy floor 87%

Sensitivity live

Price	-10% $356	-5% $311	+0% $266	+5% $221	+10% $176
Rent	-10% $12	-5% $139	+0% $266	+5% $392	+10% $519
Rate	-1.0pp $346	-0.5pp $306	base $266	+0.5pp $224	+1.0pp $182

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $866 · $10,392/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $159,000 Active 21 DOM
2. 2026-06-17
   days on market $159,000 Active 20 DOM
3. 2026-06-16
   days on market $159,000 Active 19 DOM
4. 2026-06-15
   days on market $159,000 Active 18 DOM
5. 2026-06-13
   days on market $159,000 Active 16 DOM
6. 2026-06-09
   days on market $159,000 Active 12 DOM
7. 2026-06-08
   days on market $159,000 Active 11 DOM
8. 2026-06-07
   days on market $159,000 Active 10 DOM
9. 2026-06-04
   days on market $159,000 Active 7 DOM
10. 2026-06-03
    days on market $159,000 Active 6 DOM
11. 2026-06-02
    days on market $159,000 Active 5 DOM
12. 2026-06-01
    days on market $159,000 Active 4 DOM
13. 2026-05-31
    days on market $159,000 Active 3 DOM
14. 2026-02-02
    price $184,500
15. 2026-02-02
    listed $184,900 Active
16. 2025-12-31
    historical
17. 2025-12-01
    status Active
18. 2025-11-28
    historical
19. 2025-08-26
    listed $199,000 Active
20. 2001-12-05
    soldstatus $75,000
21. 1999-06-09
    soldstatus $50,000
22. 1998-02-24
    soldstatus $39,900

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$391/yr (+$33/mo · 42.0%)

ⓘ 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 · 26 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: $38,515
• − Mortgage interest: −$8,906
• − Property taxes: −$929
• − Insurance: −$5,914
• − Repairs & maintenance: −$3,081
• − Management: −$3,081
• − HOA: −$10,392
• − Depreciation: −$4,625
• Taxable income: $1,586
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,806/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

+362.4% since first listed

9 events — show timeline

• 2026-02-02 Price Changed $184,500 MARMLS
• 2026-02-02 Listed $184,900 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-01 Relisted — MARMLS
• 2025-11-28 Listing Removed — MARMLS
• 2025-08-26 Listed $199,000 MARMLS
• 2001-12-05 Sold (Public Records) $75,000 Public Records
• 1999-06-09 Sold (Public Records) $50,000 Public Records
• 1998-02-24 Sold (Public Records) $39,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $929 · +13.4% YoY. Source: county tax records.