Furnished Waterfront Short-Term Rental
New
For Sale
$428,000
3235 NE 184th St, Aventura, FL 33160
Residential, Aventura, FL
Property Size1,077 SF
Price / SF$397.40
Days on Market3
Property Features for 3235 NE 184th St
General Information
Property type
Land
Property subtype
Other
Security features
Security
Patio and Porch features
Porch
Pets allowed
Yes, Dogs OK, Cats OK
Interior features
Bedroom on Main Level, Closet Cabinetry, First Floor Entry, Walk-In Closet(s)
Exterior features
Barbecue, Courtyard, Security/High Impact Doors, Porch, Tennis Court(s)
Appliances
Built-In Oven, Dryer, Dishwasher, Electric Range, Electric Water Heater, Disposal, Ice Maker, Microwave, Refrigerator, Self Cleaning Oven, Washer
Subdivision
VILLAGE BY THE BAY CONDO
Elementary school
Aventura Waterways
Middle school
Highland Oaks
Standard status
Active
APN
28-22-03-063-1760
Size
1,077 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
VILLAGE BY THE BAY CONDO UNIT 11103 UNDIV 0.002705% INT IN COMMON ELEMENTS OFF REC 20825-2673 COC 23435-4083 05 2005 1
Tax Annual Amount
5135
HOA Fee
$919 Monthly
Legal Description
VILLAGE BY THE BAY CONDO UNIT 11103 UNDIV 0.002705% INT IN COMMON ELEMENTS OFF REC 20825-2673 COC 23435-4083 05 2005 1
Utilities
Heating system
Central
Cooling system
Central Air
Water front
1
Amenities
two swimming pools
jacuzzi
tennis courts
fitness center
yoga room
clubhouse
theater
party room
business center
BBQ areas
24-hour gated security
in-unit washer and dryer
Building Details
Year built
1997
Floors in Building
2
Flooring type
Tile - Ceramic
Architectural style
Other
Listing Agency:
Paz Global, Inc.
(305) 466-2990
Listed By:
Salomon Baredes PA · License #3198310
(786) 417-0986
Added: Aug 27
Last Checked: Aug 29 at 3:06AM
MLS# A12078533
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This fully furnished ground-floor residence offers 1,077 square feet with two bedrooms and two bathrooms. Built in 1997, the home features 9-foot ceilings, porcelain tile flooring, and an open kitchen with granite counters, breakfast bar, and stainless-steel appliances. The primary suite includes a walk-in closet and soaking tub, while an in-unit washer and dryer add convenience. Central heating and air conditioning are also provided.
Set within a Mediterranean-style waterfront community, the property offers bay views, canal access, a garden setting, and a pet-friendly environment. Community amenities include two pools, a jacuzzi, tennis courts, fitness and yoga facilities, a clubhouse, theater, party room, business center, BBQ areas, and 24-hour gated security. The residence includes one assigned covered parking space plus guest parking, and short-term rentals are permitted. The property is located at 3235 NE 184th St in Aventura, Florida.
Set within a Mediterranean-style waterfront community, the property offers bay views, canal access, a garden setting, and a pet-friendly environment. Community amenities include two pools, a jacuzzi, tennis courts, fitness and yoga facilities, a clubhouse, theater, party room, business center, BBQ areas, and 24-hour gated security. The residence includes one assigned covered parking space plus guest parking, and short-term rentals are permitted. The property is located at 3235 NE 184th St in Aventura, Florida.
Key Highlights
- Fully furnished 1,077‑square‑foot ground‑floor residence with 2 bedrooms and 2 bathrooms
- Short‑term rentals permitted in a waterfront, pet‑friendly community
- Bay views, canal access, and a garden setting
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$16,564
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$331,280
$331.3K
Cap Rate 7%
$236,629
$236.6K
Cap Rate 9%
$184,044
$184.0K
Market Conditions
NOI Build-Up for 1,077 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.5K $29.28/SF
− Vacancy
−$1.4K −$1.32/SF
EGI
$30.1K $27.96/SF
− OpEx
−$13.6K −$12.58/SF
NOI
$16.6K $15.38/SF
Area
Miami-Dade County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$331,280
Cap Rate 7%
$236,629
Cap Rate 9%
$184,044
Alternative Uses
Best Use
Apartment 5plus
$236.6K
$207.1K – $276.1K
NOI $16,564 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$546.4K
$478.1K – $637.5K
NOI $38,249 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
4,095
Businesses Nearby
Explore this area
Business Placement
Demographics for 33160, FL
44,085
Population
33,749
Households
1.3
Avg Household Size
48
Median Age
49%
College-Educated
93%
High-School Grad
4.4 sq mi
ZIP Area
10,019
Density / Sq Mi
$62,413
Median Household Income
$43,035
Median Earnings
$1,990
Median Rent
$360,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Ground-floor home with resort amenities, flexible rental use, and covered assigned parking in Aventura.
Where is this short term rental property located?
The property is located at 3235 NE 184th St Aventura, FL.
What is the asking price?
The asking price for this property is $428,000.
What are key features of this property?
This property features: Fully furnished 1,077‑square‑foot ground‑floor residence with 2 bedrooms and 2 bathrooms; Short‑term rentals permitted in a waterfront, pet‑friendly community; Bay views, canal access, and a garden setting
