20381 NE 30th Ave Unit 118-7 · Aventura, FL 33180

$280,000

3 bd · 2.0 ba · 1,380 sqft · Condo · 30 Days on market

Built 1973 Good condition $687/mo HOA · 15% of rent ↓ 30% since listing

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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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

FULLY RENOVATED FIRST-FLOOR CORNER UNIT FEATURING 3 BEDROOMS AND 2 BATHROOMS IN A HIGHLY DESIRABLE FAMILY-FRIENDLY COMMUNITY! THIS SPACIOUS HOME OFFERS A BRIGHT OPEN LAYOUT WITH HURRICANE-IMPACT WINDOWS, GRANITE COUNTERTOPS, TWO REFRIGERATORS, DISHWASHER, BRAND NEW APPLIANCES, NEW WASHER & DRYER, AC REPLACED in 2021, AND A NEW WATER HEATER INSTALLED IN 2024.THE OVERSIZED PRIMARY SUITE INCLUDES AN ON-SUITE BATHROOM, WALK-IN CLOSET, PLUS AN ADDITIONAL SECOND CLOSET FOR EXTRA STORAGE. TV IN THE KITCHEN IS ALSO INCLUDED WITH THE SALE! ENJOY RESORT-STYLE AMENITIES INCLUDING 2 SWIMMING POOLS, a KIDDIE POOL, CLUBHOUSE, FITNESS CENTER AND PLAYGROUND. TAKE ADVANTAGE OF THE BEATIFUL 3-MILE WALKI

Key facts

• Fully renovated
• Brand new appliances
• New water heater

Tags

• FULLY RENOVATED
• NEW AC
• NEW WATER HEATER
• HURRICANE-PROOF WINDOWS
• BRAND NEW APPLIANCES
• NEW WASHER

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, and fitness center; Association fee covers amenities, common areas, cable TV, and hot water

Exterior

• Parking: Assigned deeded parking; Guest parking available; One covered space (1-car garage/space)
• Security: Security guard
• Utilities: Cable available
• Home design: Block construction; Resale property; 4 stories; Entry at level 1
• Construction: Block construction
• Exterior features: Open patio; Porch; Patio with barbecue; Security guard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Interior features: First-floor entry; Bedroom on main level; Elevator access
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,473/mo this rent would consume 59% of the median local household income ($91k/yr) (locally 1838% 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 $8k 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 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts; this cycle's ask is 75781% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $275,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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: 1.60% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 5.2

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: -9.8%
• Equity multiple: 0.66×
• Total profit: $-26,821
• Equity at exit: $41,749

10-year hold

• IRR: -7.9%
• Equity multiple: 0.60×
• Total profit: $-31,163
• Equity at exit: $24,209

Cash invested: $78,400 (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.

Methodology + full state rankings →

ZIP-level market 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,473 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$687
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $485

Break-even live

Break-even rent $3,859

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $679	-5% $582	+0% $485	+5% $389	+10% $292
Rent	-10% $132	-5% $309	+0% $485	+5% $662	+10% $839
Rate	-1.0pp $626	-0.5pp $557	base $485	+0.5pp $413	+1.0pp $339

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	25d	1	0.85mi
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	0.93mi
707 SW 3rd Ave Hallandale Beach, FL	3.0	2.0	1369	$5,500	$4.02	5d	1	1.07mi
215 SE 5th St Hallandale Beach, FL	2.0–3.0	2.0	1133	$3,675	$3.24	25d	5	1.09mi
211 SE 4th St #3 Hallandale Beach, FL	3.0	2.5	1290	$3,950	$3.06	25d	1	1.16mi
301 SW 5th St Hallandale Beach, FL	2.0	2.0	1792	$4,000	$2.23	21d	1	1.20mi
90 SW 3rd St Unit 2400 Hallandale Beach, FL	2.0	2.0	1079	$3,700	$3.43	25d	1	1.27mi
644 SW 7th Ct Hallandale Beach, FL	3.0	2.0	1492	$3,800	$2.55	3d	1	1.27mi
212 SW 1st Ave Hallandale Beach, FL	4.0	3.0	1800	$10,000	$5.56	25d	1	1.32mi
712 SW 7th Ter Hallandale Beach, FL	4.0	3.0	1356	$4,500	$3.32	21d	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	4d	2	1.36mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,500	$2.60	25d	1	1.36mi
220 SW 3rd Ave Hallandale Beach, FL	4.0	2.0	1734	$4,800	$2.77	8d	1	1.36mi
839 SW 8th St #1 Hallandale Beach, FL	2.0	1.5	1300	$1,500	$1.15	22d	1	1.41mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-07
   statusdays on market $280,000 Pending 30 DOM
2. 2026-06-04
   days on market $280,000 Active 29 DOM
3. 2026-06-03
   days on market $280,000 Active 28 DOM
4. 2026-06-02
   days on market $280,000 Active 27 DOM
5. 2026-05-31
   days on market $280,000 Active 26 DOM
6. 2026-05-24
   price $280,000
7. 2026-05-22
   price $299,000
8. 2026-05-11
   price $309,000
9. 2026-05-10
   price $329,000
10. 2026-05-10
    price $359,000
11. 2026-05-06
    price $369,000
12. 2026-05-05
    listed $369 Active
13. 2026-01-05
    historical
14. 2025-12-02
    historical $2,900
15. 2025-10-27
    price $2,900
16. 2025-10-21
    listed $3,100
17. 2025-10-04
    price $285,000
18. 2025-09-20
    listed $295,000 Active
19. 2025-08-29
    historical $3,350
20. 2025-08-16
    listed $3,350
21. 2025-08-12
    price $300,000
22. 2025-08-11
    historical $3,000
23. 2025-08-07
    listed $355,500 Active
24. 2025-08-02
    listed $3,000
25. 2025-08-02
    price $285,000
26. 2025-08-02
    price $285
27. 2025-07-26
    price $300,000
28. 2025-07-15
    historical $3,495
29. 2025-07-12
    price $320,000
30. 2025-07-06
    price $339,000
31. 2025-06-22
    price $349,000
32. 2025-06-13
    listed $3,495
33. 2025-05-28
    price $385,000
34. 2025-05-26
    price $395,000
35. 2025-04-23
    historical $3,500
36. 2025-03-23
    listed $3,500
37. 2025-03-22
    listed $399,000 Active
38. 2025-03-21
    historical $3,500
39. 2025-03-21
    historical
40. 2025-03-17
    listed $3,500
41. 2025-03-14
    listed $399,999 Active

ⓘ 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 · 70% 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

Taxation est. · year 1

• Rental income: $53,679
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$6,518
• − Repairs & maintenance: −$4,294
• − Management: −$4,294
• − HOA: −$8,244
• − Depreciation: −$8,145
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $5,272/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 · 2 photos

Good 75/100 Cosmetic rehab

This fully renovated first-floor corner unit is in good condition with recent updates, including a new water heater and AC. It offers a bright open layout and resort-style amenities, making it a great investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.0% since first listed

36 events — show timeline

• 2026-05-24 Price Changed $280,000 MARMLS
• 2026-05-22 Price Changed $299,000 MARMLS
• 2026-05-11 Price Changed $309,000 MARMLS
• 2026-05-10 Price Changed $329,000 MARMLS
• 2026-05-10 Price Changed $359,000 MARMLS
• 2026-05-06 Price Changed $369,000 MARMLS
• 2026-05-05 Listed $369 MARMLS
• 2026-01-05 Listing Removed — MARMLS
• 2025-12-02 Rental Removed $2,900 MARMLS
• 2025-10-27 Price Changed $2,900 MARMLS
• 2025-10-21 Listed for Rent $3,100 MARMLS
• 2025-10-04 Price Changed $285,000 MARMLS
• 2025-09-20 Listed $295,000 MARMLS
• 2025-08-29 Rental Removed $3,350 MARMLS
• 2025-08-16 Listed for Rent $3,350 MARMLS
• 2025-08-12 Price Changed $300,000 MARMLS
• 2025-08-11 Rental Removed $3,000 MARMLS
• 2025-08-07 Listed $355,500 MARMLS
• 2025-08-02 Listed for Rent $3,000 MARMLS
• 2025-08-02 Price Changed $285,000 MARMLS
• 2025-08-02 Price Changed $285 MARMLS
• 2025-07-26 Price Changed $300,000 MARMLS
• 2025-07-15 Rental Removed $3,495 MARMLS
• 2025-07-12 Price Changed $320,000 MARMLS
• 2025-07-06 Price Changed $339,000 MARMLS
• 2025-06-22 Price Changed $349,000 MARMLS
• 2025-06-13 Listed for Rent $3,495 MARMLS
• 2025-05-28 Price Changed $385,000 MARMLS
• 2025-05-26 Price Changed $395,000 MARMLS
• 2025-04-23 Rental Removed $3,500 MARMLS
• 2025-03-23 Listed for Rent $3,500 MARMLS
• 2025-03-22 Listed $399,000 MARMLS
• 2025-03-21 Rental Removed $3,500 MARMLS
• 2025-03-21 Listing Removed — MARMLS
• 2025-03-17 Listed for Rent $3,500 MARMLS
• 2025-03-14 Listed $399,999 MARMLS