3250 NE 188th St Unit LPH02
Aventura, FL 33180 · condos · Pending — under contract · 422 days on market
Asking price$1,750,000
4 beds 5 baths 2,307 sqft
Suggested offer$1,286,752$463,248 above the est. market value of $1,286,752.
View on Realtor.com →Listed by Rich Tallman · La Playa Properties Group Inc
Typecondos
Built2015
Price / sqft$759
Est. value (own analysis)$1,286,752
Rent estimate (own analysis)$14,500/mo
HOA$3,225/mo
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Statusfor_sale
Listed date2025-07-07
Removed date—
MLSMiamiMLS #A11835378
Coordinates25.94903, -80.13555
Address3250 NE 188th St Unit LPH02
CityAventura
StateFL
Zip33180
Listing ID6340016804
Sourceus-real-estate-listings, cached 2026-09-02
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 | $1,750,000 |
| Down payment (20.0%) | $350,000 |
| Loan amount | $1,400,000 |
| Closing costs (5.0%) | $87,500 |
| Total cash to close | $437,500 |
| Income | |
| Rent (comp-derived) | $14,500$174,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $13,340$160,080 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $2,771$33,250 |
| Insurance (placeholder 0.8% of price) | $1,167$14,000 |
| HOA dues | $3,225$38,700 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $725$8,700 |
| Total operating expenses | $7,888$94,650 |
| 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) | $725$8,700 |
| 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 |
|---|---|---|---|---|---|---|---|
| condos | 4 | 5 | 2,587 | $15,000 | 2026-08-18 | — | |
| condos | 4 | 4 | 2,406 | $6,300 | 2026-06-03 | — | |
| condos | 4 | 6 | 2,624 | $18,000 | 2026-06-21 | — | |
| condos | 4 | 5 | 2,950 | $14,000 | 2026-01-29 | — |
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 |
|---|---|---|---|---|---|---|
| 3300 NE 188th St Unit LPH16 | condos | 4 | 5 | 2,942 | $2,500,000 | 2026-08-03 |
| 20201 E Country Club Dr Apt 901 | condos | 4 | 5 | 3,575 | $1,999,000 | 2026-06-24 |
| 3300 NE 188th St Apt 812 | condos | 4 | 6 | 2,559 | $1,689,000 | 2026-05-28 |
| 19667 Turnberry Way Apt 16GR | condos | 4 | 5 | 3,426 | $1,160,000 | 2026-04-30 |
| 19667 Turnberry Way Unit 3AB | condos | 4 | 4 | 3,044 | $900,000 | 2026-04-28 |
| 19667 Turnberry Way Apt 27J | condos | 4 | 3 | 2,360 | $1,313,000 | 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 |
|---|---|---|---|---|---|---|
| 19694 NE 24th Ave | single_family | 4 | 4 | 2,863 | $2,580,000 | — |
| 2616 NE 214th St | single_family | 4 | 4 | 899 | $489,000 | — |
| 19885 NE 22nd Ave | single_family | 4 | 4 | 3,898 | $1,775,000 | — |
| 2627 NE 213th St | single_family | 4 | 2 | 1,473 | $899,900 | — |
| 19731 NE 24th Ave | single_family | 4 | 4 | 3,228 | $2,395,000 | — |
| 19667 Turnberry Way Apt 20GR | condos | 4 | 4 | 3,426 | $1,900,000 | — |
| 2511 NE 209th Ter | single_family | 4 | 5 | 2,150 | $2,150,000 | — |
| 2301 NE 196th St | single_family | 4 | 4 | 2,668 | $1,850,000 | — |
10-year hold projection
IRR2.5%
Equity multiple1.41x
Total return (10yr)$407,918
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $1,802,500 | $65,430 | -$51,231 | $1,384,821 | $417,679 |
| 2 | $1,856,575 | $67,866 | -$49,013 | $1,368,599 | $487,976 |
| 3 | $1,912,272 | $70,387 | -$46,715 | $1,351,264 | $561,008 |
| 4 | $1,969,640 | $72,996 | -$44,334 | $1,332,738 | $636,902 |
| 5 | $2,028,730 | $75,696 | -$41,869 | $1,312,940 | $715,790 |
| 6 | $2,089,592 | $78,489 | -$39,316 | $1,291,782 | $797,809 |
| 7 | $2,152,279 | $81,379 | -$36,672 | $1,269,172 | $883,108 |
| 8 | $2,216,848 | $84,369 | -$33,934 | $1,245,008 | $971,839 |
| 9 | $2,283,353 | $87,463 | -$31,099 | $1,219,186 | $1,064,167 |
| 10 | $2,351,854 | $90,663 | -$28,163 | $1,191,590 | $1,160,264 |
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.