1175 NE Miami Gardens Dr #703 · Ojus, FL 33179

$280,000

2 bd · 2.0 ba · 1,135 sqft · Condo public records · 59 Days on market

Built 1969 $817/mo HOA · 24% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy direct waterfront living from this bright and spacious 2-bedroom, 2-bath condo with stunning canal views . This unit features impact windows and doors, enhancing safety , comfort, and energy efficiency. Relax on your private balcony overlooking the water. The building has completed its 40-years recertification, offering long-term value and peace of mind. Residents enjoy amenities including a heated pool, a fully equipped gym, sauna, billards, ping-pong, a kitchen facility, clubhouse , BBQ area , a playground and a jogging path along the lake, and secure gated entry Ideally located just minutes from Aventura Mall , major highways, including I-95, shopping, dining and more. Excellent

Key facts

• Private balcony
• Sauna
• Fully equipped gym

Tags

• CANAL VIEWS
• IMPACT WINDOWS
• PRIVATE BALCONY
• HEATED POOL
• FULLY EQUIPPED GYM
• SAUNA

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association fee covers amenities; Amenities include pool, fitness center, clubhouse, billiard room, sauna, community kitchen, hobby room, laundry facilities, barbecue and picnic area, elevators

Exterior

• Parking: One designated parking space
• Security: Security/high impact doors
• Utilities: Has cooling (central air)
• Home design: Condominium (attached property); 8-story building; Entry level: 7; Updated/remodeled condition
• Construction: Block construction; Resale property
• Exterior features: Balcony; Barbecue; Open balcony/patio; Security/high impact doors; Heated pool; Canal-front waterfront; Has view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Impact glass windows; Closet cabinetry; Split bedroom layout; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#58 in FL, #1,031 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• Miami-Dade (suburban): math 45% / reading 54% proficiency, ranked #40 of 73 in FL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); John F. Kennedy Middle School (math 47% / reading 55%, grade C, #237 of 571 statewide, top 43%, 1,074 students, 67% FRL); North Miami Beach Senior High (math 13% / reading 24%, grade F, #568 of 667 statewide, top 85%, 1,149 students, 66% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents flat; 573 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,468/mo this rent would consume 64% of the median local household income ($65k/yr) (locally 3123% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $166k; list at $280k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-37,254
• Equity at exit: $41,749

10-year hold

• IRR: -11.4%
• Equity multiple: 0.42×
• Total profit: $-45,413
• Equity at exit: $24,209

Cash invested: $78,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33179

• Rents YoY: 0.2%
• Active inventory: 573
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,468 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$117
• HOA: −$817
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $270

Break-even live

Break-even rent $3,127

Max offer price $280,000

Occupancy floor 87%

Sensitivity live

Price	-10% $428	-5% $349	+0% $270	+5% $190	+10% $111
Rent	-10% $-4	-5% $133	+0% $270	+5% $407	+10% $544
Rate	-1.0pp $411	-0.5pp $341	base $270	+0.5pp $197	+1.0pp $123

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $817 · $9,804/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $280,000 Active 59 DOM
2. 2026-06-18
   days on market $280,000 Active 56 DOM
3. 2026-06-17
   days on market $280,000 Active 55 DOM
4. 2026-06-16
   days on market $280,000 Active 54 DOM
5. 2026-06-15
   days on market $280,000 Active 53 DOM
6. 2026-06-13
   days on market $280,000 Active 51 DOM
7. 2026-06-09
   days on market $280,000 Active 47 DOM
8. 2026-06-08
   days on market $280,000 Active 46 DOM
9. 2026-06-07
   days on market $280,000 Active 45 DOM
10. 2026-06-04
    days on market $280,000 Active 42 DOM
11. 2026-06-03
    days on market $280,000 Active 41 DOM
12. 2026-06-02
    days on market $280,000 Active 40 DOM
13. 2026-06-01
    days on market $280,000 Active 39 DOM
14. 2026-05-31
    days on market $280,000 Active 38 DOM
15. 2026-04-23
    listed $280,000 Active
16. 2026-03-10
    historical
17. 2025-10-13
    price $280,000
18. 2025-09-10
    listed $290,000 Active
19. 2025-09-10
    historical
20. 2025-09-05
    historical $2,300
21. 2025-08-20
    listed $2,300
22. 2025-08-19
    price $290,000
23. 2025-07-30
    historical $2,450
24. 2025-06-26
    listed $2,450
25. 2025-06-19
    listed $300,000 Active
26. 2005-05-25
    soldstatus $165,500
27. 1997-08-12
    soldstatus $43,300
28. 1989-11-15
    soldstatus $47,000
29. 1988-02-25
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $820 · $68/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,504/yr (+$125/mo · 183.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,621
• − Mortgage interest: −$15,684
• − Property taxes: −$820
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − HOA: −$9,804
• − Depreciation: −$8,145
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $3,450/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami-Dade
• NCES district ID: 1200390
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $43,928
• Composite: 41.76/100
• National rank: #3397
• State rank: #40 of 73 in FL

Livability — Ojus

• Score: 83/100
• State rank: #58
• US rank: #1031

Category grades

Amenities F Commute A+ Cost of living A Crime B+ Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ojus, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 3123.0

Population outlook (Miami-Dade County) Hauer SSP2

• Today (2025): 3,126,439 people
• By 2030: 3,325,765 · +6.4%
• By 2040: 3,697,561 · +18.3%
• By 2050: 4,012,134 · +28.3%
• By 2075: 4,605,612 · +47.3%
• By 2100: 4,866,598 · +55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 2%

Political lean MEDSL · Miami-Dade

• 2024 margin: R (+11.4) · D 43.9% · R 55.4%
• 2008→2024 swing: -27.6pp toward R · 2008: 16.1pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: D+7.3 2016: D+29.6 2012: D+23.7 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+700.0% since first listed

15 events — show timeline

• 2026-04-23 Listed $280,000 MARMLS
• 2026-03-10 Listing Removed — MARMLS
• 2025-10-13 Price Changed $280,000 MARMLS
• 2025-09-10 Listing Removed — MARMLS
• 2025-09-10 Listed $290,000 MARMLS
• 2025-09-05 Rental Removed $2,300 MARMLS
• 2025-08-20 Listed for Rent $2,300 MARMLS
• 2025-08-19 Price Changed $290,000 MARMLS
• 2025-07-30 Rental Removed $2,450 MARMLS
• 2025-06-26 Listed for Rent $2,450 MARMLS
• 2025-06-19 Listed $300,000 MARMLS
• 2005-05-25 Sold (Public Records) $165,500 Public Records
• 1997-08-12 Sold (Public Records) $43,300 Public Records
• 1989-11-15 Sold (Public Records) $47,000 Public Records
• 1988-02-25 Sold (Public Records) $35,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $820 · +4.5% YoY. Source: county tax records.