7000 Island Blvd Apt 609
Aventura, FL 33160 · condos · For Sale · 13 days on market
Asking price$1,300,000
2 beds 3 baths 2,730 sqft
Suggested offer$899,863$400,137 above the est. market value of $899,863.
View on Realtor.com →Listed by Christopher M. Wands · Douglas Elliman - 5555 Biscayne Blvd
Typecondos
Built1998
Price / sqft$476
Est. value (own analysis)$899,863
Rent estimate (own analysis)$7,999/mo
HOA$2,128/mo
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Statusfor_sale
Listed date2026-08-20
Removed date—
MLSMiamiMLS #A12074220
Coordinates25.94437, -80.13573
Address7000 Island Blvd Apt 609
CityAventura
StateFL
Zip33160
Listing ID5162820320
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 | $1,300,000 |
| Down payment (20.0%) | $260,000 |
| Loan amount | $1,040,000 |
| Closing costs (5.0%) | $65,000 |
| Total cash to close | $325,000 |
| Income | |
| Rent (comp-derived) | $7,999$95,988 |
| Vacancy loss (8.0%) | |
| Effective gross income | $7,359$88,309 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,058$24,700 |
| Insurance (placeholder 0.8% of price) | $867$10,400 |
| HOA dues | $2,128$25,536 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $400$4,799 |
| Total operating expenses | $5,453$65,435 |
| 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) | $400$4,799 |
| 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 | 2 | 2 | 1,840 | $2,750 | 2026-07-29 | — | |
| condos | 2 | 2 | 1,840 | $3,000 | 2026-06-07 | — | |
| apartment | 2 | 3 | 2,630 | $6,200 | 2025-10-31 | — | |
| condos | 2 | 3 | 2,020 | $10,000 | 2026-08-27 | — | |
| condos | 2 | 3 | 2,070 | $15,000 | 2026-08-27 | — | |
| condos | 2 | 3 | 1,828 | $7,700 | 2026-08-24 | — | |
| condos | 2 | 2 | 1,847 | $6,000 | 2026-06-11 | — | |
| apartment | 2 | 3 | 2,433 | $8,500 | 2026-07-31 | — | |
| condos | 2 | 2 | 1,820 | $6,000 | 2026-02-03 | — | |
| condos | 2 | 3 | 1,808 | $6,400 | 2026-08-06 | — | |
| apartment | 2 | 3 | 2,050 | $6,700 | 2025-11-19 | — | |
| apartment | 2 | 3 | 1,817 | $6,500 | 2026-01-23 | — | |
| condos | 2 | 3 | 1,886 | $6,000 | 2026-03-18 | — | |
| condos | 2 | 3 | 1,808 | $6,900 | 2026-06-24 | — | |
| condos | 2 | 3 | 1,962 | $6,500 | 2026-07-05 | — | |
| condos | 2 | 2 | 1,821 | $5,750 | 2026-05-07 | — | |
| apartment | 2 | 3 | 1,811 | $7,000 | 2026-03-31 | — | |
| condos | 2 | 3 | 1,798 | $7,500 | 2026-06-17 | — | |
| condos | 2 | 3 | 2,020 | $7,500 | 2026-05-29 | — | |
| condos | 2 | 3 | 1,886 | $8,000 | 2026-07-06 | — | |
| condos | 2 | 3 | 1,962 | $6,950 | 2026-04-06 | — | |
| condos | 2 | 3 | 2,235 | $16,000 | 2026-07-15 | — | |
| condos | 2 | 3 | 1,886 | $7,999 | 2026-07-03 | — | |
| apartment | 2 | 3 | 2,261 | $10,950 | 2025-11-13 | — | |
| condos | 2 | 3 | 1,903 | $7,775 | 2025-04-23 | — | |
| condos | 2 | 4 | 2,327 | $8,700 | 2026-07-03 | — | |
| condos | 2 | 3 | 1,808 | $6,500 | 2026-06-16 | — | |
| condos | 2 | 3 | 1,935 | $43,300 | 2026-05-05 | — | |
| condos | 2 | 2 | 1,786 | $5,900 | 2026-04-06 | — | |
| condos | 2 | 3 | 1,935 | $8,750 | 2026-08-12 | — | |
| condos | 2 | 3 | 1,828 | $8,600 | 2026-05-29 | — | |
| condos | 2 | 3 | 2,970 | $9,500 | 2026-08-09 | — | |
| condos | 2 | 3 | 1,814 | $8,000 | 2026-05-13 | — | |
| condos | 2 | 3 | 2,245 | $15,000 | 2026-04-17 | — | |
| condos | 2 | 3 | 2,042 | $20,000 | 2026-06-07 | — | |
| condos | 2 | 3 | 2,070 | $15,000 | 2026-07-07 | — | |
| condos | 2 | 3 | 2,106 | $7,800 | 2026-05-06 | — | |
| condos | 2 | 3 | 2,084 | $9,300 | 2026-08-03 | — | |
| condos | 2 | 3 | 1,958 | $7,500 | 2026-05-04 | — | |
| condos | 2 | 3 | 2,235 | $18,000 | 2026-03-02 | — | |
| condos | 2 | 3 | 2,245 | $17,000 | 2024-09-27 | — | |
| condos | 2 | 3 | 1,817 | $7,400 | 2026-07-21 | — | |
| condos | 2 | 25 | 2,042 | $25,000 | 2022-08-05 | — | |
| condos | 2 | 3 | 1,962 | $9,500 | 2026-04-30 | — | |
| condos | 2 | 3 | 1,935 | $11,000 | 2025-05-07 | — | |
| condos | 2 | 3 | 1,935 | $9,500 | 2026-08-12 | — | |
| condos | 2 | 3 | 1,836 | $7,750 | 2026-06-25 | — | |
| condos | 2 | 3.5 | 2,327 | $8,700 | 2026-07-07 | — | |
| condos | 2 | 3 | 1,828 | $7,700 | — | — | |
| condos | 2 | 3 | 2,339 | $17,500 | — | — | |
| condos | 2 | 2 | 2,120 | $7,900 | — | — | |
| condos | 2 | 3 | 2,042 | $20,000 | — | — | |
| condos | 2 | 3 | 1,958 | $8,500 | 2026-09-01 | — |
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 |
|---|---|---|---|---|---|---|
| 100 Bayview Dr Apt 2124 | condos | 2 | 2 | 1,357 | $650 | 2026-09-02 |
| 3551 NE 169th St Apt 301 | condos | 2 | 2 | 1,085 | $250,000 | 2026-08-31 |
| 3862 NE 171st St Unit C | condos | 2 | 3 | 1,200 | $382,000 | 2026-08-31 |
| 230 174th St Apt 902 | condos | 2 | 2 | 1,276 | $435,000 | 2026-08-26 |
| 16400 Collins Ave Apt 1242 | condos | 2 | 2 | 1,530 | $815,000 | 2026-08-25 |
| 300 Bayview Dr Apt 307 | condos | 2 | 2 | 1,350 | $410,000 | 2026-08-25 |
| 18011 Biscayne Blvd Unit 1704-1 | condos | 2 | 2 | 1,605 | $170,000 | 2026-08-25 |
| 17301 Biscayne Blvd Apt 401 | condos | 2 | 3 | 1,999 | $800,000 | 2026-08-21 |
| 3944 NE 167th St Apt 106 | condos | 2 | 2 | 970 | $190,000 | 2026-08-21 |
| 2851 NE 183rd St Apt 1416E | condos | 2 | 2 | 1,693 | $320,000 | 2026-08-21 |
| 17001 Collins Ave Apt 2307 | condos | 2 | 3 | 1,479 | $1,750,000 | 2026-08-21 |
| 2750 NE 183rd St Apt 2108 | condos | 2 | 2 | 1,268 | $260,000 | 2026-08-19 |
| 17051 NE 35th Ave Apt 202 | condos | 2 | 2 | 861 | $190,000 | 2026-08-17 |
| 3550 NE 169th St Apt 407 | condos | 2 | 2 | 1,085 | $289,000 | 2026-08-17 |
| 300 Bayview Dr Apt 905 | condos | 2 | 2 | 1,350 | $340,000 | 2026-08-17 |
| 17700 N Bay Rd Apt 805 | condos | 2 | 2 | 1,300 | $640,000 | 2026-08-17 |
| 5752196881 | condos | 2 | 2 | 1,115 | $620,000 | 2026-08-14 |
| 400 Sunny Isles Blvd Apt 116 | condos | 2 | 3 | 1,403 | $820,000 | 2026-08-13 |
| 2780 NE 183rd St Ph 4 | condos | 2 | 2 | 1,143 | $240,000 | 2026-08-10 |
| 18975 Collins Ave Unit 5205 | condos | 2 | 2 | 1,296 | $2,050,000 | 2026-08-10 |
| 16485 Collins Ave Apt 536 | condos | 2 | 3 | 2,020 | $1,500,000 | 2026-08-10 |
| 17100 N Bay Rd Apt 1214 | condos | 2 | 2 | 1,024 | $415,000 | 2026-08-07 |
| 17201 Collins Ave Apt 2804 | condos | 2 | 3 | 1,886 | $1,550,000 | 2026-08-06 |
| 17900 N Bay Rd Apt 408 | condos | 2 | 2 | 1,050 | $410,000 | 2026-08-05 |
| 3751 NE 170th St Apt 4 | condos | 2 | 2 | 990 | $300,000 | 2026-07-30 |
| 290 174th St Apt 1112 | condos | 2 | 2 | 1,240 | $430,000 | 2026-07-29 |
| 301 174th St Apt 820 | condos | 2 | 2 | 1,488 | $430,000 | 2026-07-24 |
| 19333 E Collins Ave Unit 1402 | condos | 2 | 3 | 1,756 | $1,530,000 | 2026-07-23 |
| 16425 Collins Ave Apt 714 | condos | 2 | 2 | 1,760 | $930,000 | 2026-07-22 |
| 5695257764 | condos | 2 | 2 | 1,024 | $470,000 | 2026-07-22 |
| 100 Bayview Dr Apt 205 | condos | 2 | 2 | 1,603 | $410,000 | 2026-07-22 |
| 17315 Collins Ave Unit 806 | condos | 2 | 2 | 908 | $439,000 | 2026-07-20 |
| 16465 NE 22nd Ave Apt 302 | condos | 2 | 2 | 1,012 | $195,000 | 2026-07-20 |
| 19380 Collins Ave Apt 726 | condos | 2 | 2 | 1,492 | $440,000 | 2026-07-17 |
| 6000 Island Blvd Apt 604 | condos | 2 | 3 | 2,030 | $1,535,000 | 2026-07-17 |
| 3245 NE 184th St Apt 13405 | condos | 2 | 2 | 1,077 | $435,000 | 2026-07-17 |
| 2780 NE 183rd St Ste 1 | condos | 2 | 2 | 1,300 | $241,000 | 2026-07-16 |
| 300 Sunny Isles Blvd Unit 4-1206 | condos | 2 | 3 | 1,524 | $1,200,000 | 2026-07-16 |
| 19370 E Collins Ave Unit 627 | condos | 2 | 2 | 1,505 | $630,000 | 2026-07-14 |
| 17301 Biscayne Blvd Apt 707 | condos | 2 | 2 | 1,904 | $977,000 | 2026-07-13 |
| 3522 NE 171st St Apt 308 | condos | 2 | 2 | 959 | $242,000 | 2026-07-10 |
| 231 174th St Apt 2308 | condos | 2 | 2 | 1,233 | $360,000 | 2026-07-09 |
| 2750 NE 183rd St Apt 1803 | condos | 2 | 2 | 1,232 | $166,030 | 2026-07-09 |
| 3600 NE 170th St Apt 411 | condos | 2 | 2 | 1,085 | $200,000 | 2026-07-09 |
| 16385 Biscayne Blvd Unit 1819 | condos | 2 | 2 | 1,119 | $620,000 | 2026-07-07 |
| 230 174th St Apt 2402 | condos | 2 | 2 | 1,276 | $360,000 | 2026-07-06 |
| 19390 Collins Ave Ph 7 | condos | 2 | 2 | 1,525 | $410,000 | 2026-07-02 |
| 18201 Collins Ave Unit 5206 | condos | 2 | 4 | 2,137 | $2,095,000 | 2026-07-01 |
| 17475 Collins Ave Unit 1703 | condos | 2 | 3 | 2,070 | $2,150,000 | 2026-06-30 |
| 17021 N Bay Rd Apt 303 | condos | 2 | 2 | 1,031 | $277,500 | 2026-06-30 |
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 |
|---|---|---|---|---|---|---|
| condos | 2 | 2 | 1,012 | $170,000 | — | |
| 231 174th St Unit MO3 | condos | 2 | 2 | 1,488 | $299,000 | — |
| 3660 NE 166th St Apt 114 | condos | 2 | 2 | 1,025 | $174,000 | — |
| 18021 Biscayne Blvd Apt 504 | condos | 2 | 2 | 1,565 | $200,000 | — |
| 1000 E Island Blvd Apt 305 | condos | 2 | 2 | 1,230 | $330,000 | — |
| 18031 Biscayne Blvd Apt 1104 | condos | 2 | 2 | 1,565 | $235,000 | — |
| 2780 NE 183rd St Apt 2012 | condos | 2 | 2 | 1,058 | $205,000 | — |
| 230 174th St Apt 1916 | condos | 2 | 2 | 1,276 | $389,000 | — |
10-year hold projection
IRR-2.7%
Equity multiple0.56x
Total return (10yr)$25,407
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,339,000 | $22,874 | -$62,126 | $1,028,724 | $310,276 |
| 2 | $1,379,170 | $23,887 | -$61,232 | $1,016,674 | $362,496 |
| 3 | $1,420,545 | $24,939 | -$60,303 | $1,003,796 | $416,749 |
| 4 | $1,463,161 | $26,031 | -$59,337 | $990,034 | $473,127 |
| 5 | $1,507,056 | $27,164 | -$58,333 | $975,327 | $531,729 |
| 6 | $1,552,268 | $28,340 | -$57,290 | $959,610 | $592,658 |
| 7 | $1,598,836 | $29,561 | -$56,205 | $942,813 | $656,023 |
| 8 | $1,646,801 | $30,827 | -$55,078 | $924,864 | $721,937 |
| 9 | $1,696,205 | $32,140 | -$53,907 | $905,681 | $790,524 |
| 10 | $1,747,091 | $33,503 | -$52,690 | $885,181 | $861,910 |
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.