20441 NE 30th Ave Unit 106-9 · Aventura, FL
Flood risk 7/10 · Major
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.75%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +24.3/30.0
- 1% rule +8.9/10.0
- ARV discount +8.6/15.0
- DSCR +7.8/10.0
- Schools +4.5/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +2.1/5.0
- Appreciation +0.0/10.0
$330,000
20441 NE 30th Ave Unit 106-9 · Aventura, FL 33180
3 bd · 2.0 ba · 1,380 sqft · Condo
· 85 Days on market
Built 1973
$239/sqft
· at area comps
Est $339k · at est.
$688/mo HOA · 15% of rent
↓ 35% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
LOCATION!! LOCATION!! BEAUTIFUL, SPACIOUS, COMPLETELY RENOVATED CORNER UNIT AVAILABLE IN THE HEART OF AVENTURA!! COMMUNITY OFFERS CLUB HOUSE, 2 SWIMMING POOLS, GYM, BUSINESS CENTER, BBQ AREA, PLAYGROUND, BUS SHUTTLE SERVICE. LOCATED ACROSS FROM THE JW MARRIOTT TURNBERRY, TIDAL COVE, 3MILE WALK JOG COUNTRY CLUB CIRCLE. WALK IN DISTANCE FROM AVENTURA MALL, PARK SQUARE, RESTAURANTS, BANKS, KOSHER SUPERMARKETS, GYMS & MORE. A+ CHARTER SCHOOL, AND PRESCHOOLS!
Key facts
- Corner location
- In unit laundry room
- $688 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $330k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $237 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $330k).
- Recommended offer: $310k (6.0% below list) — sets the bar for market timing.
- Cap rate 8.7% vs local median 1.8% 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: health & safety A+, amenities A, commute 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.
- Zoned schools: Aventura Waterways K-8 Center (math 56% / reading 65%, grade B-, #664 of 2,144 statewide, top 32%, 2,168 students, 32% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL) — zoned schools average 44% FRL vs 64% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-1.5%/yr); 1194 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
- At $4,597/mo this rent would consume 61% of the median local household income ($91k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
- Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 85 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$310,200
(6.0% below list)
Questions for the listing agent
- It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.39% ✓
- Cap rate
- 8.70%
- Cash-on-cash
- 8.61%
- DSCR
- 1.38
- GRM
- 6.0
CMA / ARV
- ARV (median comp)
- $338,558
- List price
- $330,000
- Delta
- -2.53%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 20301 W Country Club Dr #526 | 0.20mi | 2/2.0 (-1) | 1,313 (-5%) | 0mo | $304,000 | $232 | 77 |
| 2960 NE 207th St #1003 | 0.13mi | 2/2.0 (-1) | 1,099 (-20%) | 0mo | $720,000 | $655 | 64 |
| 3530 Mystic Pointe Dr #1205 | 1.02mi | 2/2.0 (-1) | 1,361 (-1%) | 0mo | $500,000 | $367 | 58 |
| 3530 Mystic Pointe Dr #2202 | 1.02mi | 2/2.5 (-1) | 1,365 (-1%) | 0mo | $440,000 | $322 | 56 |
| 20515 E Country Club Dr #747 | 0.98mi | 3/3.0 | 1,450 (+5%) | 0mo | $415,000 | $286 | 52 |
| 3731 N Country Club Dr #1427 | 0.86mi | 3/3.0 | 1,465 (+6%) | 0mo | $538,000 | $367 | 51 |
| 21075 NE 34th Ave Unit 303-2 | 0.65mi | 2/2.0 (-1) | 1,255 (-9%) | 0mo | $373,000 | $297 | 49 |
| 19501 W Country Club Dr #2014 | 0.63mi | 2/2.0 (-1) | 1,245 (-10%) | 0mo | $600,000 | $482 | 49 |
| 3400 NE 192nd St #307 | 0.90mi | 2/2.0 (-1) | 1,181 (-14%) | 0mo | $235,000 | $199 | 36 |
| 20505 E Country Club Dr #1133 | 0.96mi | 2/2.0 (-1) | 1,138 (-18%) | 0mo | $460,000 | $404 | 35 |
| 3610 Yacht Club Dr #810 | 0.91mi | 2/2.0 (-1) | 1,053 (-24%) | 0mo | $300,000 | $285 | 35 |
| 3370 Hidden Bay Dr #1702 | 1.04mi | 2/2.5 (-1) | 1,610 (+17%) | 0mo | $570,000 | $354 | 33 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -16.2%
- Equity multiple
- 0.45×
- Total profit
- $-51,116
- Equity at exit
- $49,204
10-year hold
- IRR
- -18.6%
- Equity multiple
- 0.20×
- Total profit
- $-74,100
- Equity at exit
- $28,532
Cash invested: $92,400 (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.
Active competition Active MLS
- For sale now
- 19 active · 18 under contract
- Median asking
- $369,000 ($321/sqft)
- Median days on market
- 178 d
- This list price
- 26% of active listings are priced below it
- ARV vs active asking
- -23.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33180
- Rents YoY
- -1.5%
- Active inventory
- 1194
- Price-to-rent
- 6.0×
Monthly cashflow live
↻
- Estimated rent
- $4,597 high interval (Pro) →
- Mortgage (P&I)
- −$1,731
- Tax est. 1.5%
- −$412 /mo · $4,950/yr
- Insurance
- −$138
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$688
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$965
- Net cashflow
- $237
Break-even live
Break-even rent
$4,298
Max offer price
$330,000
Occupancy floor
90%
Sensitivity live
| Price | -10% $465 | -5% $351 | +0% $237 | +5% $123 | +10% $9 |
|---|---|---|---|---|---|
| Rent | -10% $-126 | -5% $55 | +0% $237 | +5% $418 | +10% $600 |
| Rate | -1.0pp $403 | -0.5pp $321 | base $237 | +0.5pp $151 | +1.0pp $64 |
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
- $82,500
- Closing costs
- $9,900
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 22 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 211 SE 9th St Hallandale Beach, FL | 4.0 | 3.0 | 1540 | $4,250 | $2.76 | 73d | 1 | 0.85mi |
| 223 SW 10th St Hallandale Beach, FL | 3.0 | 3.0 | 1289 | $3,900 | $3.03 | 73d | 1 | 0.93mi |
| 720 SW 2nd Ave Hallandale Beach, FL | 4.0 | 2.0 | 1620 | $5,500 | $3.40 | 47d | 1 | 1.02mi |
| 707 SW 3rd Ave Hallandale Beach, FL | 3.0 | 2.0 | 1369 | $5,500 | $4.02 | 54d | 1 | 1.07mi |
| 215 SE 5th St Hallandale Beach, FL | 1.0–3.0 | 1.0–2.0 | 996 | $3,675 | $3.69 | 39d | 7 | 1.09mi |
| 211 SE 4th St #3 Hallandale Beach, FL | 3.0 | 2.5 | 1290 | $3,950 | $3.06 | 73d | 1 | 1.16mi |
| 301 SW 5th St Hallandale Beach, FL | 2.0 | 2.0 | 1792 | $4,000 | $2.23 | 70d | 1 | 1.20mi |
| 238 SE 2nd Ave Hallandale Beach, FL | 4.0 | 2.5 | 1782 | $4,800 | $2.69 | 23d | 1 | 1.26mi |
| 90 SW 3rd St Unit 2400 Hallandale Beach, FL | 2.0 | 2.0 | 1079 | $3,700 | $3.43 | 73d | 1 | 1.27mi |
| 644 SW 7th Ct Hallandale Beach, FL | 3.0 | 2.0 | 1492 | $3,600 | $2.41 | 35d | 1 | 1.27mi |
| 644 SW 7th Ct Hallandale Beach, FL | 3.0 | 2.0 | 1492 | $3,600 | $2.41 | 43d | 1 | 1.27mi |
| 212 SW 1st Ave Hallandale Beach, FL | 4.0 | 3.0 | 1800 | $10,000 | $5.56 | 38d | 1 | 1.32mi |
| 212 SW 1st Ave Hallandale Beach, FL | 4.0 | 3.0 | 1800 | $10,000 | $5.56 | 73d | 1 | 1.32mi |
| 712 SW 7th Ter Hallandale Beach, FL | 4.0 | 3.0 | 1356 | $4,500 | $3.32 | 27d | 1 | 1.35mi |
| 712 SW 7th Ter Hallandale Beach, FL | 4.0 | 3.0 | 1356 | $4,500 | $3.32 | 70d | 1 | 1.35mi |
| 712 SW 7th Ter Hallandale Beach, FL | 4.0 | 3.0 | 1356 | $4,500 | $3.32 | 43d | 1 | 1.35mi |
| 1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL | 1.0–2.0 | 1.0–2.0 | 844 | $5,453 | $6.46 | 52d | 2 | 1.36mi |
| 220 SW 3rd Ave Hallandale Beach, FL | 4.0 | 2.0 | 1734 | $4,800 | $2.77 | 57d | 1 | 1.36mi |
| 220 SW 3rd Ave Hallandale Beach, FL | 4.0 | 2.0 | 1734 | $4,500 | $2.60 | 73d | 1 | 1.36mi |
| 3161 S Ocean Dr #1210 Hallandale Beach, FL | 2.0 | 2.0 | 1150 | $3,650 | $3.17 | 9d | 1 | 1.40mi |
| 839 SW 8th St #1 Hallandale Beach, FL | 2.0 | 1.5 | 1300 | $1,500 | $1.15 | 71d | 1 | 1.41mi |
| 124 SW 2nd Ave Hallandale Beach, FL | 3.0 | 2.0 | 1500 | $4,300 | $2.87 | 43d | 1 | 1.42mi |
Property features AI
Finance
- Financial info
- Pets allowed with restrictions/conditions
- HOA & community
- Monthly association feeAssociation amenities include clubhouse, fitness center, barbecue, picnic area, and poolAssociation fee includes amenities, common areas, and cable TV
Exterior
- Parking
- Guest parking
- Security
- Fenced complex
- Utilities
- Has heating and cooling (central)
- Home design
- Attached property3 storiesEntry level on first floor
- Construction
- Block constructionResale property
- Exterior features
- Association poolComplex fenced
Interior
- Kitchen
- Electric rangeDishwasherMicrowaveRefrigerator
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Bedroom on main levelFirst-floor entry
- Laundry & utility
- WasherDryer
HOA detail $688/mo · $8,256/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $330,000 Active 85 DOM
-
2026-08-07price $330,000 Active 83 DOM
-
2026-08-06days on market $360,000 Active 83 DOM
-
2026-08-05days on market $360,000 Active 82 DOM
-
2026-08-04days on market $360,000 Active 81 DOM
-
2026-08-03days on market $360,000 Active 80 DOM
-
2026-07-31days on market $360,000 Active 77 DOM
-
2026-07-28days on market $360,000 Active 74 DOM
-
2026-07-26days on market $360,000 Active 72 DOM
-
2026-07-24days on market $360,000 Active 70 DOM
-
2026-07-23days on market $360,000 Active 69 DOM
-
2026-07-22days on market $360,000 Active 68 DOM
-
2026-07-21days on market $360,000 Active 67 DOM
-
2026-07-20days on market $360,000 Active 66 DOM
-
2026-07-18days on market $360,000 Active 64 DOM
-
2026-07-18days on market $360,000 Active 63 DOM
-
2026-07-16days on market $360,000 Active 62 DOM
-
2026-07-15days on market $360,000 Active 61 DOM
-
2026-07-14days on market $360,000 Active 60 DOM
-
2026-07-13days on market $360,000 Active 59 DOM
-
2026-07-13days on market $360,000 Active 58 DOM
-
2026-07-11days on market $360,000 Active 57 DOM
-
2026-07-10days on market $360,000 Active 56 DOM
-
2026-07-09days on market $360,000 Active 55 DOM
-
2026-07-07days on market $360,000 Active 53 DOM
-
2026-07-06days on market $360,000 Active 52 DOM
-
2026-07-06days on market $360,000 Active 51 DOM
-
2026-07-05days on market $360,000 Active 50 DOM
-
2026-07-03days on market $360,000 Active 49 DOM
-
2026-07-02days on market $360,000 Active 48 DOM
-
2026-07-01days on market $360,000 Active 47 DOM
-
2026-06-30days on market $360,000 Active 46 DOM
-
2026-06-29days on market $360,000 Active 45 DOM
-
2026-06-28days on market $360,000 Active 44 DOM
-
2026-06-27days on market $360,000 Active 43 DOM
-
2026-06-26days on market $360,000 Active 42 DOM
-
2026-06-24days on market $360,000 Active 40 DOM
-
2026-06-22days on market $360,000 Active 38 DOM
-
2026-06-21days on market $360,000 Active 37 DOM
-
2026-06-18days on market $360,000 Active 34 DOM
-
2026-06-17days on market $360,000 Active 33 DOM
-
2026-06-16days on market $360,000 Active 32 DOM
-
2026-06-15days on market $360,000 Active 31 DOM
-
2026-06-13days on market $360,000 Active 29 DOM
-
2026-06-09days on market $360,000 Active 25 DOM
-
2026-06-08days on market $360,000 Active 24 DOM
-
2026-06-07days on market $360,000 Active 23 DOM
-
2026-06-04days on market $360,000 Active 20 DOM
-
2026-06-03days on market $360,000 Active 19 DOM
-
2026-06-02days on market $360,000 Active 18 DOM
ⓘ 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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥103°F today · 27 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $55,167
- − Mortgage interest
- −$18,485
- − Property taxes
- −$4,950
- − Insurance
- −$6,769
- − Repairs & maintenance
- −$4,413
- − Management
- −$4,413
- − HOA
- −$8,256
- − Depreciation
- −$9,600
- Taxable loss
- −$1,720
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$413
- After-tax cash flow
- $3,253/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This move-in ready residence features a fully renovated, spacious kitchen with sleek stainless steel appliances and ample cabinetry, creating an ideal space for everyday living and entertaining. The tastefully upgraded bathrooms showcase modern finishes, while contemporary light fixtures throughout the home add warmth and sophistication.
Value-add opportunities
- Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
- Both Replace light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics ↑
- Both Install new flooring — New flooring can improve the home's curb appeal and interior aesthetics ↑
- Both Upgrade countertops — Upgraded countertops can improve the home's curb appeal and interior aesthetics ↑
- Both Install new appliances — New appliances can improve the home's curb appeal and interior aesthetics ↑
- Both Upgrade bathrooms — Upgraded bathrooms can improve the home's curb appeal and interior aesthetics ↑
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Aventura Waterways K-8 Center
B-
FL #664/2,144
Nat'l #7,053/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
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
A
Composite livability gradescore 80/100
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 · 3,126,439 people
- City population
- 34,147
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 34,147
- Household income
- $91,055
- Rent vs Own
- Severe rent burden
- 16% of renters
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
- White 46% Hispanic / Latino 45% Two or more races 28% Black 2% Asian 2%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 2% Cuban 7% Dominican 1% Salvadoran 6%
- Common ancestry
- Scotch-Irish 5% Romanian 5% Italian 3%
- Foreign-born
- 52% · Canada, Jamaica, Dominican Republic
- Languages at home
- 30% English-only · Spanish 49% Other Indo-European 6% Russian/Polish/Slavic 4%
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
- ▼ -343.81%
- Current HPI
- 234.7715
- Rent YoY
- ▼ -1.51%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-34.5% since first listed9 events — show timeline
- 2026-05-15 Listed $360,000 MARMLS
- 2025-06-10 Listing Removed — MARMLS
- 2025-04-25 Rental Removed $3,100 MARMLS
- 2025-04-14 Listed for Rent $3,100 MARMLS
- 2025-04-11 Price Changed $365,000 MARMLS
- 2025-01-31 Listed $385,000 MARMLS
- 2023-04-24 Sold (MLS) $549,900 MARMLS
- 2023-03-21 Pending — MARMLS
- 2023-02-20 Listed $549,900 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…