3301 N Country Club Dr #410 · Aventura, FL 33180

$229,900

1 bd · 1.0 ba · 741 sqft · Condo public records · 257 Days on market

Built 1972 $702/mo HOA · 22% 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 +19.7/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

IMPORTANT INFO: SELLER WILL PAY OFF ASSESSMENT AT CLOSING (approximately $ 21k value)! Your low monthly fee will be only $ 702 per month for all the great amenities including: High-speed Internet, Cable-TV, Hot Water, Pool, Fitness Room, Social Room, and 24hr Security in the community. STUNNING RENOVATION. MOVE-IN READY! YOUR PERFECT NEW HOME! Beautifully updated and impeccably maintained. Modern open-concept kitchen with stainless steel appliances. Elegant marble flooring throughout. Stylish renovated bathrooms and a spacious walk-in closet. Balcony with serene views to the golf course. 1 convenient Parking Space. All this in a PRIME AVENTURA LOCATION – close to the beach and Avent

Key facts

• Marble flooring
• Balcony with views
• Renovated bathrooms

Tags

• MODERN OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• MARBLE FLOORING
• RENOVATED BATHROOMS
• WALK-IN CLOSET
• BALCONY WITH VIEWS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, laundry, pool, trash service, and elevators; Association fee covers management, amenities, common areas, cable TV, hot water, internet, laundry, legal/accounting, grounds maintenance, parking, recreation facilities, reserve fund, sewer, security, trash and water

Exterior

• Parking: Assigned parking; Guest parking; One parking space included
• Security: Secured lobby; Phone entry
• Utilities: Cable available
• Home design: Condominium in an 8-story building; Unit entry on level 4; Updated/remodeled condition; Attached to property (multi-unit building)
• Construction: Block construction
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Marble
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Built-in features; Closet cabinetry; Kitchen island; Tub with shower; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (12.0% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 7.7% 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 soft (-1.5%/yr); 985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 42% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 257 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y ago; this cycle's ask is 12672% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,267 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.38% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.13×
• Total profit: $-55,783
• Equity at exit: $34,279

10-year hold

• IRR: -60.5%
• Equity multiple: -0.47×
• Total profit: $-94,369
• Equity at exit: $19,878

Cash invested: $64,372 (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 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,163 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$702
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-156

Break-even live

Break-even rent $3,361

Max offer price $202,267

Occupancy floor 100%

Sensitivity live

Price	-10% $-26	-5% $-91	+0% $-156	+5% $-221	+10% $-287
Rent	-10% $-406	-5% $-281	+0% $-156	+5% $-31	+10% $93
Rate	-1.0pp $-41	-0.5pp $-98	base $-156	+0.5pp $-216	+1.0pp $-277

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 E Hallandale Beach Blvd Unit 1241877P Hallandale Beach, FL	1.0–2.0	1.0–2.0	844	$2,465	$2.92	4d	2	1.19mi

HOA detail condo

• Monthly dues: $702 · $8,424/yr
• Likely covers: waterinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $229,900 Active 257 DOM
2. 2026-06-17
   days on market $229,900 Active 256 DOM
3. 2026-06-16
   days on market $229,900 Active 255 DOM
4. 2026-06-15
   days on market $229,900 Active 254 DOM
5. 2026-06-13
   days on market $229,900 Active 252 DOM
6. 2026-06-09
   days on market $229,900 Active 248 DOM
7. 2026-06-08
   days on market $229,900 Active 247 DOM
8. 2026-06-08
   days on market $229,900 Active 246 DOM
9. 2026-06-04
   days on market $229,900 Active 243 DOM
10. 2026-06-03
    days on market $229,900 Active 242 DOM
11. 2026-06-02
    days on market $229,900 Active 241 DOM
12. 2026-06-01
    days on market $229,900 Active 240 DOM
13. 2026-05-31
    days on market $229,900 Active 239 DOM
14. 2026-05-21
    historical $1,800
15. 2026-03-31
    listed $1,800
16. 2026-03-28
    status Active
17. 2026-02-26
    status Pending
18. 2026-02-25
    price $229,900
19. 2025-12-03
    price $199,900
20. 2025-10-30
    price $249,000
21. 2025-09-04
    listed $279,000 Active
22. 2025-06-30
    historical
23. 2025-03-24
    historical $2,150
24. 2025-03-23
    listed $2,150
25. 2025-03-20
    historical $2,150
26. 2025-03-16
    price $255,000
27. 2025-02-22
    price $229,000
28. 2025-02-17
    price $239,000
29. 2025-02-05
    listed $2,150
30. 2025-02-04
    price $245,000
31. 2025-01-29
    historical $2,150
32. 2025-01-21
    listed $2,150
33. 2025-01-06
    price $249,000
34. 2024-12-13
    price $255,000
35. 2024-11-11
    listed $265,000 Active
36. 2024-11-07
    historical $2,400
37. 2024-11-07
    historical
38. 2024-10-17
    price $2,400
39. 2024-10-09
    listed $2,500
40. 2024-08-16
    price $269,000
41. 2024-07-03
    listed $289,000 Active
42. 2024-03-26
    price $289,000
43. 2024-03-26
    listed $28,900 Active
44. 2023-01-13
    soldstatus $249,900
45. 2023-01-12
    soldstatus $249,900 Closed
46. 2022-11-10
    historical Active Under Contract
47. 2022-10-23
    listed $249,900 Active
48. 2022-07-06
    status Active
49. 2022-06-01
    listed $249,000 Active
50. 2005-06-01
    soldstatus $190,000

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 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: $37,955
• − Mortgage interest: −$12,878
• − Property taxes: −$2,702
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − HOA: −$8,424
• − Depreciation: −$6,688
• Taxable loss: −$5,078
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-658/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): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

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: 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.0% since first listed

42 events — show timeline

• 2026-05-21 Rental Removed $1,800 MARMLS
• 2026-03-31 Listed for Rent $1,800 MARMLS
• 2026-03-28 Relisted — MARMLS
• 2026-02-26 Pending — MARMLS
• 2026-02-25 Price Changed $229,900 MARMLS
• 2025-12-03 Price Changed $199,900 MARMLS
• 2025-10-30 Price Changed $249,000 MARMLS
• 2025-09-04 Listed $279,000 MARMLS
• 2025-06-30 Listing Removed — MARMLS
• 2025-03-24 Rental Removed $2,150 ZUMPER1
• 2025-03-23 Listed for Rent $2,150 ZUMPER1
• 2025-03-20 Rental Removed $2,150 MARMLS
• 2025-03-16 Price Changed $255,000 MARMLS
• 2025-02-22 Price Changed $229,000 MARMLS
• 2025-02-17 Price Changed $239,000 MARMLS
• 2025-02-05 Listed for Rent $2,150 MARMLS
• 2025-02-04 Price Changed $245,000 MARMLS
• 2025-01-29 Rental Removed $2,150 MARMLS
• 2025-01-21 Listed for Rent $2,150 MARMLS
• 2025-01-06 Price Changed $249,000 MARMLS
• 2024-12-13 Price Changed $255,000 MARMLS
• 2024-11-11 Listed $265,000 MARMLS
• 2024-11-07 Rental Removed $2,400 MARMLS
• 2024-11-07 Listing Removed — MARMLS
• 2024-10-17 Price Changed $2,400 MARMLS
• 2024-10-09 Listed for Rent $2,500 MARMLS
• 2024-08-16 Price Changed $269,000 MARMLS
• 2024-07-03 Listed $289,000 MARMLS
• 2024-03-26 Price Changed $289,000 MARMLS
• 2024-03-26 Listed $28,900 MARMLS
• 2023-01-13 Sold (Public Records) $249,900 Public Records
• 2023-01-12 Sold (MLS) $249,900 MARMLS
• 2022-11-10 Contingent — MARMLS
• 2022-10-23 Listed $249,900 MARMLS
• 2022-07-06 Relisted — MARMLS
• 2022-06-01 Listed $249,000 MARMLS
• 2005-06-01 Sold (Public Records) $190,000 Public Records
• 2004-11-09 Sold (Public Records) $140,000 Public Records
• 2001-05-25 Sold (Public Records) $69,000 Public Records
• 1998-07-01 Sold (Public Records) $55,000 Public Records
• 1995-09-19 Sold (Public Records) $45,000 Public Records
• 1995-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,702 · -2.4% YoY. Source: county tax records.