1 / 887549 Adventure Ave, North Bay Village FL 33141
North Bay Village, FL
List Price
$1,399,000
Type
Single Family
Bedrooms
3
Bathrooms
2
Price / SqFt
$673/sqft
Price reduction
6.7% below original list — was $1,499,000
Est. equity
-44%
Comp ARV
$1,087,000
Max offer
$734,593
From the listing
Completely remodeled house located in the desirable upcoming neighborhood of NBV, this house features 3 bedrooms, 2 full bathrooms plus an additional room and a den. The roof was replaced in 2021, AC, water heater, impact windows & sliding glass doors were also recently replaced. Heated pool and generator. Please text LA for more information.
Property Information
- Square Feet
- 2,078
- Units
- 1
- Days on Market
- 470
- Status
- active
Location
- County
- Miami-Dade County
- Zip Code
- 33141
- Coordinates
- 25.8467, -80.1538
Represented by Academia
Academia Real Estate Corp can represent you on this property. Use the inquiry form to have a licensed broker reach out with full details and next steps.
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Why this deal
- 6.7% off original list price
- Value-add opportunity
- Represented end-to-end by Academia
- Active listing — move quickly
Deal Score
29/100
Thin
is scored →
~-44% estimated equity to comp-based ARV (full marks at 30%+). Estimate — verify comps + rehab.
6.7% off original list (full marks at 25%+).
470 days on market (full marks at 120+ — more time = more leverage).
No explicit distress language in the public remarks.
A screen of the public MLS data we have — not an appraisal, valuation, or investment advice.
Deal scorecard
How four stakeholders read this deal
Risks
- Negative estimated equity — buying above estimated ARV, verify comps
- Roof age ~71 yr — approaching or beyond Citizens' 25-yr eligibility threshold; may require replacement or Citizens' roof inspection
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a super-investor sees
Investor
Investor equity estimate based on ARV from closed MLS comps minus list price and estima…
- Negative estimated equity — buying above estimated ARV, verify comps
What a bank sees
Lender / financing
Lender financeability estimate based on list price, ARV, and condition signals. Not a f…
- thin equity — lender-unfriendly LTV (≈ 129% of ARV)
What an insurer sees
Insurance / 4-point
insurability v1. Miami-Dade is entirely within the HVHZ (High-Velocity Hurricane Zone) …
- Roof age ~71 yr — approaching or beyond Citizens' 25-yr eligibility threshold; may require replacement or Citizens' roof inspection
- Flood zone AE — mandatory flood insurance required (NFIP or private); adds to carrying cost
What a GC / AHJ sees
Permits / condition
Permit data from Miami-Dade public records; may lag; verify open permits with the AHJ. …
- No permit history on an older, larger home — verify for unpermitted work
4-point — last permit
- Roofnone
- Electricalnone
- Plumbingnone
- HVACnone
Estimates from public data — not an appraisal, insurance quote, or financing commitment. Insurability as of 2026-07-24. Verify with licensed professionals.
Deal calculator
Value-add deal calculator
7549 Adventure Ave, North Bay Village FL 33141, North Bay Village, FL
Comp-based ARV — 8 closed comp(s), high confidence.
Recommended max offer
$734,593
Room vs list (above list)
$664,407
Est. equity
-$483,240
-44% of ARV, at list
ROC at list
-31%
Est. all-in at list
$1,570,240
list + rehab + txn + carry
70% rule MAO
$736,900
Estimates only — not investment advice or an offer. ARV is drawn from recent closed comps; rehab from a rate-card range. Verify ARV, rehab, and all costs with a licensed professional before acting.
The comps behind the ARV
$1,087,000 after-repair value
5 recent closed sales nearby · high confidence · range $1,036,000–$1,194,000
| Closed sale | Close $ | $/sqft | Date |
|---|---|---|---|
| 1470 N Treasure Dr, North Bay Village FL 331410.0 mi | $990,000 | $506 | 2026-02-27 |
| 1721 S Treasure Dr, North Bay Village FL 33141renovated0.3 mi | $1,090,000 | $535 | 2026-03-25 |
| 7557 Mutiny Ave, North Bay Village FL 331410.3 mi | $999,000 | $544 | 2026-02-27 |
| 1601 S Treasure Dr, North Bay Village FL 331410.2 mi | $965,000 | $488 | 2025-09-24 |
| 905 Fairway Drive, Miami Beach FL 331411.1 mi | $2,245,000 | $1,058 | 2026-06-30 |
Comparable data, not an appraisal. ARV is the median closed $/sqft of these comps applied to this home's size. Verify condition, location, and adjustments independently.