21200 Point Pl Ph 2804
Aventura, FL 33180 · condos · For Sale · 187 days on market
Asking price$2,899,000
3 beds 4 baths 3,173 sqft
Suggested offer$1,328,567$1,570,433 above the est. market value of $1,328,567.
View on Realtor.com →Listed by Denise Rubin · Coldwell Banker Realty
Typecondos
Built2004
Price / sqft$914
Est. value (own analysis)$1,328,567
Rent estimate (own analysis)$9,900/mo
HOA$3,220/mo
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Show every detail
Statusfor_sale
Listed date2026-02-28
Removed date—
MLSMiamiMLS #A11972203
Coordinates25.97306, -80.12505
Address21200 Point Pl Ph 2804
CityAventura
StateFL
Zip33180
Listing ID5107766050
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33180)
Typical home value (ZHVI)$463,036
Typical rent (ZORI)$3,210/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 | $2,899,000 |
| Down payment (20.0%) | $579,800 |
| Loan amount | $2,319,200 |
| Closing costs (5.0%) | $144,950 |
| Total cash to close | $724,750 |
| Income | |
| Rent (comp-derived) | $9,900$118,800 |
| Vacancy loss (8.0%) | |
| Effective gross income | $9,108$109,296 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,590$55,081 |
| Insurance (placeholder 0.8% of price) | $1,933$23,192 |
| HOA dues | $3,220$38,640 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $495$5,940 |
| Total operating expenses | $10,238$122,853 |
| 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) | $495$5,940 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 3 | 3 | 2,560 | $9,000 | 2026-04-12 | — | |
| condos | 3 | 3 | 2,228 | $6,500 | 2026-06-22 | — | |
| condos | 3 | 3 | 2,240 | $6,000 | 2026-05-22 | — | |
| condos | 3 | 4 | 2,970 | $9,000 | 2026-08-26 | — | |
| condos | 3 | 4 | 3,262 | $9,900 | 2026-07-10 | — | |
| condos | 3 | 4 | 3,262 | $9,995 | 2026-08-21 | — | |
| condos | 3 | 3 | 3,264 | $9,300 | 2026-08-21 | — | |
| condos | 3 | 3 | 2,800 | $13,400 | 2026-02-04 | — | |
| condos | 3 | 3 | 2,509 | $9,000 | 2026-07-28 | — | |
| condos | 3 | 5 | 3,426 | $9,950 | 2026-07-16 | — | |
| condos | 3 | 5 | 2,890 | $14,500 | 2026-04-07 | — | |
| condos | 3 | 3 | 2,720 | $9,000 | 2026-06-10 | — | |
| condos | 3 | 4 | 3,262 | $9,000 | 2026-07-01 | — | |
| condos | 3 | 5 | 2,518 | $13,000 | 2026-07-10 | — | |
| condos | 3 | 4 | 2,130 | $9,500 | 2026-06-17 | — | |
| condos | 3 | 4 | 2,130 | $9,500 | 2026-08-06 | — | |
| condos | 3 | 3 | 2,080 | $7,500 | 2026-03-11 | — | |
| condos | 3 | 4 | 2,950 | $11,000 | 2025-05-05 | — | |
| condos | 3 | 4 | 3,173 | $17,000 | 2026-02-03 | — | |
| condos | 3 | 4 | 2,400 | $15,000 | 2026-03-25 | — | |
| condos | 3 | 3 | 3,264 | $9,700 | 2025-12-16 | — | |
| condos | 3 | 4 | 2,657 | $12,800 | 2025-09-07 | — | |
| condos | 3 | 5 | 2,890 | $25,000 | 2026-03-26 | — | |
| condos | 3 | 4 | 3,173 | $18,000 | 2026-03-05 | — | |
| condos | 3 | 4 | 3,262 | $9,995 | — | — |
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 |
|---|---|---|---|---|---|---|
| 21205 Yacht Club Dr Apt 3003 | condos | 3 | 2 | 1,870 | $690,000 | 2026-09-01 |
| 3598 Yacht Club Dr Apt 1003 | condos | 3 | 2 | 1,820 | $600,000 | 2026-08-26 |
| 19500 Turnberry Way Apt 14C | condos | 3 | 3 | 1,810 | $830,000 | 2026-08-25 |
| 21200 Point Pl Unit 1403 | condos | 3 | 4 | 3,173 | $1,950,000 | 2026-08-24 |
| 21050 Point Pl Unit 2601 | condos | 3 | 3 | 2,440 | $1,120,000 | 2026-08-20 |
| 20185 E Country Club Dr Apt 1202 | condos | 3 | 3 | 1,950 | $625,000 | 2026-08-19 |
| 20201 E Country Club Dr Apt 2303 | condos | 3 | 4 | 3,264 | $1,300,000 | 2026-08-14 |
| 19195 NE 36th Ct Unit 1706 | condos | 3 | 3 | 1,722 | $635,000 | 2026-08-10 |
| 21150 Point Pl Unit 701 | condos | 3 | 3 | 2,640 | $1,200,000 | 2026-08-03 |
| 3250 NE 188th St Apt 402 | condos | 3 | 5 | 2,307 | $1,000,000 | 2026-08-01 |
| 3500 Mystic Pointe Dr Apt 3701 | condos | 3 | 3 | 1,714 | $580,000 | 2026-07-28 |
| 3370 Hidden Bay Dr Unit 2711 | condos | 3 | 3 | 2,720 | $1,285,000 | 2026-07-24 |
| 20281 E Country Club Dr Apt 207 | condos | 3 | 3 | 2,080 | $580,000 | 2026-07-23 |
| 21150 Point Pl Unit 2601 | condos | 3 | 3 | 2,640 | $1,195,000 | 2026-07-22 |
| 3610 Yacht Club Dr Apt 1409 | condos | 3 | 2 | 1,406 | $490,000 | 2026-07-20 |
| 20381 NE 30th Ave Unit 118-7 | condos | 3 | 2 | 1,380 | $280,000 | 2026-07-15 |
| 19877 E Country Club Dr Unit 3408 | condos | 3 | 2 | 1,320 | $510,000 | 2026-07-15 |
| 20225 NE 34th Ct Apt 917 | condos | 3 | 3 | 1,525 | $470,000 | 2026-07-08 |
| 20200 W Country Club Dr Ph 20 | condos | 3 | 2 | 1,380 | $230,000 | 2026-07-07 |
| 3598 Yacht Club Dr Apt 302 | condos | 3 | 2 | 1,820 | $550,000 | 2026-07-01 |
| 19667 Turnberry Way Apt 5J | condos | 3 | 3 | 2,360 | $717,500 | 2026-06-25 |
| 21200 Point Pl Unit 1503 | condos | 3 | 4 | 3,173 | $2,000,000 | 2026-06-22 |
| 21150 E Point Pl Unit 904 | condos | 3 | 4 | 2,750 | $1,200,000 | 2026-06-18 |
| 20201 E Country Club Dr Apt 1808 | condos | 3 | 3 | 3,264 | $1,535,000 | 2026-06-18 |
| 19925 NE 39th Pl Apt 404 | condos | 3 | 4 | 3,160 | $2,300,000 | 2026-06-17 |
| 21205 Yacht Club Dr Apt 3001 | condos | 3 | 2 | 1,700 | $725,000 | 2026-06-11 |
| 21150 Point Pl Ph 3105 | condos | 3 | 3 | 2,190 | $760,000 | 2026-06-10 |
| 20381 NE 30th Ave Apt 220 | condos | 3 | 2 | 1,380 | $260,000 | 2026-06-05 |
| 3330 NE 190th St Apt 2111 | condos | 3 | 3 | 1,720 | $915,000 | 2026-06-01 |
| 20000 E Country Club Dr Apt 806 | condos | 3 | 3 | 1,580 | $700,000 | 2026-06-01 |
| 21050 Point Pl Unit 2203 | condos | 3 | 3 | 2,690 | $1,000,000 | 2026-05-29 |
| 2960 NE 207th St Unit 505 | condos | 3 | 3 | 1,487 | $730,000 | 2026-05-27 |
| 3131 NE 188th St Unit 1-1001 | condos | 3 | 3 | 1,818 | $815,000 | 2026-05-20 |
| 19925 NE 39th Pl Apt 603 | condos | 3 | 4 | 3,050 | $1,600,000 | 2026-05-19 |
| 19900 E Country Club Dr Apt 1101 | condos | 3 | 3 | 1,600 | $700,000 | 2026-05-18 |
| 21150 NE 38th Ave Apt 603 | condos | 3 | 4 | 2,750 | $989,000 | 2026-05-12 |
| 19900 E Country Club Dr Apt 706 | condos | 3 | 3 | 1,500 | $540,000 | 2026-05-08 |
| 19195 NE 36th Ct Unit 1506 | condos | 3 | 3 | 1,722 | $640,000 | 2026-05-05 |
| 19101 NE Mystic Pointe Dr Unit 901 | condos | 3 | 3 | 1,694 | $965,000 | 2026-05-01 |
| 3250 NE 188th St Apt 906 | condos | 3 | 5 | 2,398 | $1,230,000 | 2026-04-30 |
| 21150 Point Pl Unit 703 | condos | 3 | 4 | 2,190 | $900,000 | 2026-04-30 |
| 20381 NE 30th Ave Unit 410-7 | condos | 3 | 2 | 1,380 | $220,000 | 2026-04-27 |
| 6653279851 | condos | 3 | 4 | 1,858 | $910,000 | 2026-04-24 |
| 3530 Mystic Pointe Dr Apt 101 | condos | 3 | 3 | 1,694 | $820,000 | 2026-04-17 |
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 |
|---|---|---|---|---|---|---|
| 2558 NE 206th Ter | single_family | 3 | 3 | 2,053 | $1,269,000 | — |
| 20950 NE 25th Ct | single_family | 3 | 2 | 1,800 | $1,790,000 | — |
| 2450 NE 209th Ter | single_family | 3 | 3 | 1,609 | $1,345,000 | — |
| 2535 NE 193rd St Unit 3104 | condos | 3 | 3 | 1,275 | $465,000 | — |
| 2505 NE 193rd St Unit 4108 | condo_townhome_rowhome_coop | 3 | 3 | 1,309 | $495,000 | — |
| 2501 NE 209th Ter | single_family | 3 | 2 | 1,375 | $1,350,000 | — |
| 19440 NE 26th Ave Unit 52B | townhomes | 3 | 3 | 1,688 | $480,000 | — |
| 19220 NE 25th Ave Unit 274B | townhomes | 3 | 3 | 1,688 | $488,180 | — |
10-year hold projection
IRR-8.3%
Equity multiple-0.40x
Total return (10yr)-$636,159
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,985,970 | -$13,557 | -$198,343 | $2,294,055 | $691,915 |
| 2 | $3,075,549 | -$13,349 | -$198,284 | $2,267,183 | $808,366 |
| 3 | $3,167,816 | -$13,120 | -$198,207 | $2,238,465 | $929,350 |
| 4 | $3,262,850 | -$12,869 | -$198,111 | $2,207,776 | $1,055,074 |
| 5 | $3,360,736 | -$12,593 | -$197,995 | $2,174,979 | $1,185,756 |
| 6 | $3,461,558 | -$12,293 | -$197,859 | $2,139,930 | $1,321,627 |
| 7 | $3,565,404 | -$11,967 | -$197,701 | $2,102,474 | $1,462,930 |
| 8 | $3,672,366 | -$11,613 | -$197,520 | $2,062,446 | $1,609,920 |
| 9 | $3,782,537 | -$11,232 | -$197,314 | $2,019,670 | $1,762,868 |
| 10 | $3,896,014 | -$10,820 | -$197,084 | $1,973,955 | $1,922,058 |
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.