17890 W Dixie Hwy #606 · Ojus, FL 33160

$300,000

3 bd · 2.0 ba · 1,652 sqft · Condo public records · 221 Days on market

Built 1980 $951/mo HOA · 18% of rent

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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 +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Seller highly motivated! Lowest-priced 3-bedroom unit in the community and priced to sell. Remodeled 3-bedroom, 2-bath corner unit on the 6th floor offering 1,652 SF of bright living space with beautiful views of Greynolds Park and the city skyline. Features include an updated kitchen, spacious living and dining areas, generously sized bedrooms, and an in-unit washer and dryer. The primary suite boasts two walk-in closets. Recent upgrades include hurricane-impact windows and sliding glass doors, a renovated screened balcony, with a covered patio. Includes 2 assigned parking spaces plus 1 additional space, gated entry, and secured lobby. Ideally located in the desirable Ojus area of North Mi

Key facts

• Stunning park views
• Remodeled kitchen
• Large balcony

Tags

• HURRICANE-IMPACT WINDOWS
• LARGE BALCONY
• STUNNING SKYLINE VIEWS
• STUNNING PARK VIEWS
• SPACIOUS LIVING DINING AREA
• REMODELED KITCHEN

Property features AI

Finance

• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, insurance, grounds maintenance, structure maintenance, and security; Association amenities: billiard room, clubhouse, elevators, fitness center, barbecue, picnic area, pool

Exterior

• Parking: Detached garage; Assigned parking; Guest parking; Two or more parking spaces (2 covered spaces)
• Security: Complex fenced; Doorman; Secured lobby; Phone entry; Smoke detectors
• Utilities: Cable available
• Home design: Attached property; 7-story building; Unit located on level 6
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Screened balcony; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Breakfast area; Eat-in kitchen; Family/Dining room; Closet cabinetry; Walk-in closet(s); Unfurnished; Impact glass windows; Sliding windows
• Laundry & utility: Washer; Dryer; Laundry/Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

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 ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 8.7% in Ojus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1878 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $49k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $300k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.72% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.65×
• Total profit: $54,747
• Equity at exit: $95,098

10-year hold

• IRR: 15.8%
• Equity multiple: 2.69×
• Total profit: $141,932
• Equity at exit: $120,898

Cash invested: $84,000 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1878
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,162 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$329 /mo · $3,943/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$951
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $1,034

Break-even live

Break-even rent $3,853

Max offer price $300,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,203	-5% $1,118	+0% $1,034	+5% $949	+10% $864
Rent	-10% $626	-5% $830	+0% $1,034	+5% $1,237	+10% $1,441
Rate	-1.0pp $1,185	-0.5pp $1,110	base $1,034	+0.5pp $956	+1.0pp $877

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $951 · $11,412/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $300,000 Active 221 DOM
2. 2026-06-18
   days on market $300,000 Active 218 DOM
3. 2026-06-17
   days on market $300,000 Active 217 DOM
4. 2026-06-16
   days on market $300,000 Active 216 DOM
5. 2026-06-15
   days on market $300,000 Active 215 DOM
6. 2026-06-13
   days on market $300,000 Active 213 DOM
7. 2026-06-09
   days on market $300,000 Active 209 DOM
8. 2026-06-08
   days on market $300,000 Active 208 DOM
9. 2026-06-08
   days on market $300,000 Active 207 DOM
10. 2026-06-04
    days on market $300,000 Active 204 DOM
11. 2026-06-03
    days on market $300,000 Active 203 DOM
12. 2026-06-02
    days on market $300,000 Active 202 DOM
13. 2026-06-01
    days on market $300,000 Active 201 DOM
14. 2026-05-31
    days on market $300,000 Active 200 DOM
15. 2026-05-20
    price $300,000
16. 2026-05-20
    status Active
17. 2026-04-28
    historical
18. 2026-02-04
    price $319,000
19. 2025-10-22
    listed $349,000 Active
20. 2023-11-30
    historical
21. 2022-09-20
    listed $305,000
22. 2022-03-31
    historical
23. 2022-02-20
    historical Active Under Contract
24. 2022-02-09
    price $275,000
25. 2022-01-31
    status Active
26. 2021-09-24
    listed $249,000 Active
27. 2020-08-11
    soldstatus $185,000
28. 2020-07-31
    soldstatus $185,000 Closed
29. 2020-07-06
    historical Active Under Contract
30. 2020-05-30
    listed $199,000 Active
31. 2020-05-11
    historical
32. 2020-02-27
    price $199,000
33. 2020-02-07
    price $205,000
34. 2019-06-19
    price $215,000
35. 2019-04-16
    price $224,000
36. 2019-02-28
    listed $239,000 Active
37. 1993-02-03
    soldstatus $74,500
38. 1983-03-01
    soldstatus $18,333

ⓘ 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: $3,943 · $329/mo
• Projected year-2 tax: $3,943 · $329/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 7/10 Severe FEMA zone X · 76% 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: $61,941
• − Mortgage interest: −$16,805
• − Property taxes: −$3,943
• − Insurance: −$2,298
• − Repairs & maintenance: −$4,955
• − Management: −$4,955
• − HOA: −$11,412
• − Depreciation: −$8,727
• Taxable income: $8,846
• Est. tax owed @ 24.0%: −$2,123
• After-tax cash flow: $10,279/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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+1536.4% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $300,000 MARMLS
• 2026-05-20 Relisted — MARMLS
• 2026-04-28 Listing Removed — MARMLS
• 2026-02-04 Price Changed $319,000 MARMLS
• 2025-10-22 Listed $349,000 MARMLS
• 2023-11-30 Listing Removed — Beaches MLS
• 2022-09-20 Listed $305,000 Beaches MLS
• 2022-03-31 Listing Removed — MARMLS
• 2022-02-20 Contingent — MARMLS
• 2022-02-09 Price Changed $275,000 MARMLS
• 2022-01-31 Relisted — MARMLS
• 2021-09-24 Listed $249,000 MARMLS
• 2020-08-11 Sold (Public Records) $185,000 Public Records
• 2020-07-31 Sold (MLS) $185,000 MARMLS
• 2020-07-06 Contingent — MARMLS
• 2020-05-30 Listed $199,000 MARMLS
• 2020-05-11 Listing Removed — MARMLS
• 2020-02-27 Price Changed $199,000 MARMLS
• 2020-02-07 Price Changed $205,000 MARMLS
• 2019-06-19 Price Changed $215,000 MARMLS
• 2019-04-16 Price Changed $224,000 MARMLS
• 2019-02-28 Listed $239,000 MARMLS
• 1993-02-03 Sold (Public Records) $74,500 Public Records
• 1983-03-01 Sold (Public Records) $18,333 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,943 · +9.9% YoY. Source: county tax records.