1522 Island Blvd
Aventura, FL 33160 · single_family · For Sale · 173 days on market
Asking price$13,750,000
6 beds 8 baths 6,430 sqft
Suggested offer$12,475,422$1,274,578 above the est. market value of $12,475,422.
View on Realtor.com →Listed by Richard Goihman · Douglas Elliman
Typesingle_family
Built2007
Price / sqft$2138
Est. value (own analysis)$12,475,422
Rent estimate (own analysis)$39,500/mo
HOA$1,400/mo
Wind10/10Extreme$Heat10/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-03-13
Removed date—
MLSMiamiMLS #A11981891
Coordinates25.94037, -80.13892
Address1522 Island Blvd
CityAventura
StateFL
Zip33160
Listing ID5032488846
Sourceus-real-estate-listings, cached 2026-08-31
ZIP market snapshot (33160)
Typical home value (ZHVI)$518,452
Typical rent (ZORI)$3,079/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $13,750,000 |
| Down payment (20.0%) | $2,750,000 |
| Loan amount | $11,000,000 |
| Closing costs (5.0%) | $687,500 |
| Total cash to close | $3,437,500 |
| Income | |
| Rent (comp-derived) | $39,500$474,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $36,340$436,080 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $21,771$261,250 |
| Insurance (est. scaled by flood & wind risk) | $16,042$192,500 |
| HOA dues | $1,400$16,800 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $1,975$23,700 |
| Total operating expenses | $41,188$494,250 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $1,975$23,700 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 7 | 5,790 | $42,000 | 2026-07-29 | — | |
| single_family | 6 | 5 | 4,711 | $15,000 | 2026-01-27 | — | |
| single_family | 6 | 7 | 5,036 | $37,000 | 2026-08-26 | — | |
| single_family | 6 | 7 | 5,700 | $75,000 | 2026-03-06 | — | |
| single_family | 6 | 5 | 5,743 | $45,000 | 2026-03-17 | — | |
| single_family | 6 | 8 | 5,293 | $35,000 | 2025-11-21 | — | |
| single_family | 6 | 8 | 7,500 | $65,000 | 2026-07-28 | — | |
| single_family | 6 | 7 | 5,036 | $37,000 | 2026-08-07 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 354 Golden Beach Dr | single_family | 6 | 7 | 4,154 | $8,020,000 | 2026-07-28 |
| 364 Golden Beach Dr | single_family | 6 | 7 | 5,363 | $9,940,000 | 2026-07-09 |
| 306 Atlantic Ave | single_family | 6 | 5 | 4,799 | $5,000,000 | 2026-06-29 |
| 3965 194th Ln | single_family | 6 | 6 | 3,994 | $2,900,000 | 2026-04-30 |
| 620 Ocean Blvd | single_family | 6 | 9 | 5,457 | $8,000,000 | 2026-03-31 |
| 387 Ocean Blvd | single_family | 6 | 10 | 11,599 | $32,500,000 | 2026-03-25 |
| 455 Centre Is | single_family | 6 | 5 | 4,413 | $8,800,000 | 2026-03-24 |
| 3209 NE 169th St | single_family | 6 | 8 | 6,364 | $12,550,000 | 2026-03-16 |
| 194 S Island Dr | single_family | 6 | 8 | 7,635 | $27,100,000 | 2026-01-06 |
| 220 S Island | single_family | 6 | 5 | 6,642 | $12,950,000 | 2025-12-01 |
| 3301 NE 170th St | single_family | 6 | 7 | 5,446 | $4,000,000 | 2025-10-14 |
| 100 Golden Beach Dr | single_family | 6 | 7 | 7,755 | $16,558,000 | 2025-10-01 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 275 189th Ter | single_family | 6 | 7 | 4,167 | $4,500,000 | — |
| 3916 Island Estates Dr | single_family | 6 | 7 | 6,932 | $19,990,000 | — |
| 17121 Collins Ave Apt 4806 | condos | 6 | 8 | 8,332 | $8,332,000 | — |
| 128 Ocean Blvd | single_family | 6 | 9 | 7,657 | $12,950,000 | — |
| 142 S Island Dr | single_family | 6 | 9 | 8,783 | $16,999,000 | — |
| single_family | 6 | 8 | 7,500 | $8,900,000 | — | |
| 19575 Collins Ave Unit 3 | condos | 6 | 9 | 10,515 | $19,995,000 | — |
| 342 S Parkway | single_family | 6 | 7 | 5,660 | $16,900,000 | — |
10-year hold projection
IRR-8.1%
Equity multiple-0.37x
Total return (10yr)-$2,919,945
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $14,162,500 | -$58,170 | -$930,138 | $10,880,736 | $3,281,764 |
| 2 | $14,587,375 | -$57,444 | -$930,004 | $10,753,281 | $3,834,094 |
| 3 | $15,024,996 | -$56,634 | -$929,801 | $10,617,074 | $4,407,922 |
| 4 | $15,475,746 | -$55,737 | -$929,527 | $10,471,514 | $5,004,232 |
| 5 | $15,940,019 | -$54,748 | -$929,176 | $10,315,958 | $5,624,061 |
| 6 | $16,418,219 | -$53,662 | -$928,744 | $10,149,720 | $6,268,500 |
| 7 | $16,910,766 | -$52,476 | -$928,228 | $9,972,065 | $6,938,700 |
| 8 | $17,418,089 | -$51,185 | -$927,624 | $9,782,212 | $7,635,877 |
| 9 | $17,940,631 | -$49,783 | -$926,926 | $9,579,321 | $8,361,311 |
| 10 | $18,478,850 | -$48,265 | -$926,131 | $9,362,497 | $9,116,354 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.