1351 NE Miami Gardens Dr Unit 203E · Ojus, FL 33179

$170,000

1 bd · 2.0 ba · 861 sqft · Condo public records · 93 Days on market

Built 1969 $501/mo HOA · 15% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 an open living space that extends to a balcony accessible directly from the bedroom offering relaxing views and fresh air anytime you like. The remodeled kitchen features clean lines, modern appliances, and a fresh, functional design. Both bathrooms have been tastefully upgraded, stylish cabinetry, adding a touch of luxury throughout. Situated in one of Skylake’s most sought-after areas, you're just minutes from I-95, Florida’s Turnpike, the Palmetto Expressway, and West Dixie Highway. Enjoy nearby access to Biscayne Blvd. a variety of restaurants, shopping, parks. Plus, you’re only a short drive to the beach and both Miami and Fort Lauderdale airports. Unit rented a

Key facts

• Stylish cabinetry
• Remodeled kitchen
• Open living space

Tags

• OPEN LIVING SPACE
• REMODELED KITCHEN
• UPGRADED BATHROOMS
• STYLISH CABINETRY
• SHORT DRIVE TO BEACH

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes common areas, cable TV, hot water, insurance, laundry, parking, sewer, and trash; Association amenities: fitness center, laundry, library, pool, sauna, storage, trash

Exterior

• Parking: Assigned parking
• Security: Closed-circuit camera(s); Intercom; Lobby secured; Phone entry; Smoke detector(s)
• Utilities: Electric heating and cooling
• Home design: Condominium (attached); 18 total stories; Entry on level 2; Resale unit
• Construction: Block construction
• Exterior features: Balcony (open); Security/high impact doors; Closed-circuit cameras; Intercom; Lobby secured; Phone entry; Smoke detectors; Association heated pool; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Icemaker
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 8.7% in Ojus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools D+, 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.
• Market conditions: Rents flat; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,333/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 13y ago 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 $85k; list at $170k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 4.2

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: 15.5%
• Equity multiple: 1.60×
• Total profit: $28,426
• Equity at exit: $25,348

10-year hold

• IRR: 21.6%
• Equity multiple: 2.56×
• Total profit: $74,190
• Equity at exit: $14,698

Cash invested: $47,600 (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: 572
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,333 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$71
• HOA: −$501
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $1,016

Break-even live

Break-even rent $2,047

Max offer price $170,000

Occupancy floor 65%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $501 · $6,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $170,000 Active 93 DOM
2. 2026-06-17
   days on market $170,000 Active 92 DOM
3. 2026-06-16
   days on market $170,000 Active 91 DOM
4. 2026-06-15
   days on market $170,000 Active 90 DOM
5. 2026-06-13
   days on market $170,000 Active 88 DOM
6. 2026-06-09
   days on market $170,000 Active 84 DOM
7. 2026-06-08
   days on market $170,000 Active 83 DOM
8. 2026-06-07
   days on market $170,000 Active 82 DOM
9. 2026-06-04
   days on market $170,000 Active 79 DOM
10. 2026-06-03
    days on market $170,000 Active 78 DOM
11. 2026-06-02
    days on market $170,000 Active 77 DOM
12. 2026-06-01
    days on market $170,000 Active 76 DOM
13. 2026-05-31
    days on market $170,000 Active 75 DOM
14. 2026-05-04
    price $170,000
15. 2026-03-17
    listed $175,000 Active
16. 2025-10-29
    historical $1,775
17. 2025-09-19
    price $1,775
18. 2025-09-18
    listed $1,750
19. 2025-09-16
    historical $1,798
20. 2025-09-16
    historical
21. 2025-09-03
    price $1,798
22. 2025-08-14
    listed $1,799
23. 2025-08-14
    historical $1,799
24. 2025-08-02
    listed $1,799
25. 2025-08-01
    historical $1,799
26. 2025-06-30
    price $1,799
27. 2025-06-29
    listed $175,000 Active
28. 2025-06-07
    price $1,800
29. 2025-05-21
    listed $1,850
30. 2025-02-08
    historical
31. 2024-12-16
    price $182,500
32. 2024-11-13
    listed $185,000 Active
33. 2024-08-12
    status Active
34. 2024-08-11
    historical
35. 2024-02-27
    listed $185,000 Active
36. 2024-02-15
    status Active
37. 2023-12-26
    historical $1,850
38. 2023-12-12
    listed $1,850
39. 2023-11-26
    listed $175,000 Active
40. 2020-09-11
    soldstatus $84,600
41. 2020-05-26
    price $99,900
42. 2020-05-18
    status Active
43. 2020-02-19
    historical Active Under Contract
44. 2020-02-04
    status Pending
45. 2020-02-04
    status Active
46. 2020-02-04
    status Pending
47. 2020-01-22
    status Active
48. 2020-01-08
    historical Hold
49. 2019-12-29
    price $109,900
50. 2019-12-06
    price $115,900

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $40,001
• − Mortgage interest: −$9,523
• − Property taxes: −$1,846
• − Insurance: −$850
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − HOA: −$6,012
• − Depreciation: −$4,945
• Taxable income: $10,424
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $9,693/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

+47.8% since first listed

47 events — show timeline

• 2026-05-04 Price Changed $170,000 MARMLS
• 2026-03-17 Listed $175,000 MARMLS
• 2025-10-29 Rental Removed $1,775 MARMLS
• 2025-09-19 Price Changed $1,775 MARMLS
• 2025-09-18 Listed for Rent $1,750 MARMLS
• 2025-09-16 Rental Removed $1,798 MARMLS
• 2025-09-16 Listing Removed — MARMLS
• 2025-09-03 Price Changed $1,798 MARMLS
• 2025-08-14 Listed for Rent $1,799 MARMLS
• 2025-08-14 Rental Removed $1,799 SHOWMOJO
• 2025-08-02 Listed for Rent $1,799 SHOWMOJO
• 2025-08-01 Rental Removed $1,799 MARMLS
• 2025-06-30 Price Changed $1,799 MARMLS
• 2025-06-29 Listed $175,000 MARMLS
• 2025-06-07 Price Changed $1,800 MARMLS
• 2025-05-21 Listed for Rent $1,850 MARMLS
• 2025-02-08 Listing Removed — MARMLS
• 2024-12-16 Price Changed $182,500 MARMLS
• 2024-11-13 Listed $185,000 MARMLS
• 2024-08-12 Relisted — MARMLS
• 2024-08-11 Listing Removed — MARMLS
• 2024-02-27 Listed $185,000 MARMLS
• 2024-02-15 Relisted — MARMLS
• 2023-12-26 Rental Removed $1,850 MARMLS
• 2023-12-12 Listed for Rent $1,850 MARMLS
• 2023-11-26 Listed $175,000 MARMLS
• 2020-09-11 Sold (Public Records) $84,600 Public Records
• 2020-05-26 Price Changed $99,900 MARMLS
• 2020-05-18 Relisted — MARMLS
• 2020-02-19 Contingent — MARMLS
• 2020-02-04 Pending — MARMLS
• 2020-02-04 Relisted — MARMLS
• 2020-02-04 Pending — MARMLS
• 2020-01-22 Relisted — MARMLS
• 2020-01-08 Delisted — MARMLS
• 2019-12-29 Price Changed $109,900 MARMLS
• 2019-12-06 Price Changed $115,900 MARMLS
• 2019-11-13 Listed $120,000 MARMLS
• 2018-10-15 Listing Removed — MARMLS
• 2018-10-10 Listed $99,900 MARMLS
• 2014-01-13 Listing Removed — MARMLS
• 2014-01-13 Pending — MARMLS
• 2013-10-13 Listed $32,000 MARMLS
• 2013-10-11 Listing Removed — MARMLS
• 2013-07-11 Pending — MARMLS
• 2013-06-21 Relisted — MARMLS
• 2005-04-13 Sold (Public Records) $115,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,846 · +3.1% YoY. Source: county tax records.