19051 NE 2nd Ave #1514 · Miami Gardens, FL 33179

$70,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 34 Days on market

Built 1967 $571/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful lake front, spacious and bright apartment second floor, 1 bedroom 1 and a half bathroom unit, enclosed patio that could be converted into a den. Breathtaking lake views from living room and bedroom. Assigned parking in front of the unit with visitor parking spaces. The unit has ample closet space. Amenities include access to common pool, gym, recreation room auditorium and laundry room in the building. 55+ community near to Publix, all convenient stores, restaurant and easy drive to Aventura Mall. Seller will contribute 3% towards closing cost.

Key facts

• Lake front
• Lake views
• Ample closet space

Tags

• LAKE FRONT
• ENCLOSED PATIO
• LAKE VIEWS
• ASSIGNED PARKING
• AMPLE CLOSET SPACE
• COMMON POOL

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets allowed with conditions; restrictions may apply
• HOA & community: Monthly association fee; Association fee covers common areas; Community amenities: Clubhouse, Barbecue, Picnic area; Senior community

Exterior

• Parking: One parking space
• Security: Complex fenced
• Utilities: Central air conditioning; Electric heating
• Home design: Attached property; 2-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Complex is fenced; Lakefront; Has a view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Bedroom on main level; Second-floor entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.4% vs local median 3.1% in Miami Gardens — 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 72/100 on livability (#338 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime 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 $3,160/mo this rent would consume 58% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 2→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 4.51% ✓
• Cap rate: 30.42%
• Cash-on-cash: 86.17%
• DSCR: 4.83
• GRM: 1.8

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: 53.7%
• Equity multiple: 3.20×
• Total profit: $43,210
• Equity at exit: $10,437

10-year hold

• IRR: 57.1%
• Equity multiple: 5.46×
• Total profit: $87,459
• Equity at exit: $6,052

Cash invested: $19,600 (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: 1.8×

Monthly cashflow live

• Estimated rent: $3,160 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$571
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $981

Break-even live

Break-even rent $1,918

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $571 · $6,852/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 34 DOM
2. 2026-06-17
   days on market $70,000 Active 33 DOM
3. 2026-06-16
   days on market $70,000 Active 32 DOM
4. 2026-06-15
   pricedays on market $70,000 Active 31 DOM
5. 2026-06-13
   days on market $75,000 Active 29 DOM
6. 2026-06-09
   days on market $75,000 Active 25 DOM
7. 2026-06-08
   days on market $75,000 Active 24 DOM
8. 2026-06-07
   days on market $75,000 Active 23 DOM
9. 2026-06-04
   days on market $75,000 Active 20 DOM
10. 2026-06-03
    days on market $75,000 Active 19 DOM
11. 2026-06-02
    days on market $75,000 Active 18 DOM
12. 2026-06-01
    days on market $75,000 Active 17 DOM
13. 2026-05-31
    days on market $75,000 Active 16 DOM
14. 2026-05-04
    listed $90,000 Active
15. 2023-12-28
    soldstatus $90,000
16. 2023-12-20
    soldstatus $90,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Beautiful lake front, spacious and bright apartment second floor, 1 bedroom 1 and a half bathroom unit, enclosed patio that could be converted into a den. Breathtaking lake views from living room and bedroom. Assigned parking in front of the unit with visitor parking spaces. The unit has ample closet space. Amenities include access to common pool, gym, recreation room auditorium and laundry room in the building. 55+ community near to Publix, all convenient stores, restaurant and easy drive to Aventura Mall. Seller will contribute 3% towards closing cost.

17. 2023-11-16
    historical Active Under Contract 560-char remark

    Show marketing remark (560 chars)

    Beautiful lake front, spacious and bright apartment second floor, 1 bedroom 1 and a half bathroom unit, enclosed patio that could be converted into a den. Breathtaking lake views from living room and bedroom. Assigned parking in front of the unit with visitor parking spaces. The unit has ample closet space. Amenities include access to common pool, gym, recreation room auditorium and laundry room in the building. 55+ community near to Publix, all convenient stores, restaurant and easy drive to Aventura Mall. Seller will contribute 3% towards closing cost.

18. 2023-11-14
    price $90,000 560-char remark

    Show marketing remark (560 chars)

    Beautiful lake front, spacious and bright apartment second floor, 1 bedroom 1 and a half bathroom unit, enclosed patio that could be converted into a den. Breathtaking lake views from living room and bedroom. Assigned parking in front of the unit with visitor parking spaces. The unit has ample closet space. Amenities include access to common pool, gym, recreation room auditorium and laundry room in the building. 55+ community near to Publix, all convenient stores, restaurant and easy drive to Aventura Mall. Seller will contribute 3% towards closing cost.

19. 2023-10-30
    listed $105,000 Active 560-char remark

    Show marketing remark (560 chars)

    Beautiful lake front, spacious and bright apartment second floor, 1 bedroom 1 and a half bathroom unit, enclosed patio that could be converted into a den. Breathtaking lake views from living room and bedroom. Assigned parking in front of the unit with visitor parking spaces. The unit has ample closet space. Amenities include access to common pool, gym, recreation room auditorium and laundry room in the building. 55+ community near to Publix, all convenient stores, restaurant and easy drive to Aventura Mall. Seller will contribute 3% towards closing cost.

20. 2005-07-27
    soldstatus $79,900
21. 1993-05-07
    soldstatus $24,000
22. 1991-10-24
    soldstatus $16,000

ⓘ 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: $1,458 · $121/mo
• Projected year-2 tax: $1,458 · $121/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 2 d/yr ≥105°F today · 8 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: $37,916
• − Mortgage interest: −$3,921
• − Property taxes: −$1,458
• − Insurance: −$5,468
• − Repairs & maintenance: −$3,033
• − Management: −$3,033
• − HOA: −$6,852
• − Depreciation: −$2,036
• Taxable income: $12,114
• Est. tax owed @ 24.0%: −$2,907
• After-tax cash flow: $8,863/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 — Miami Gardens

• Score: 72/100
• State rank: #338
• US rank: #5854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+462.5% since first listed

9 events — show timeline

• 2026-05-04 Listed $90,000 MARMLS
• 2023-12-28 Sold (Public Records) $90,000 Public Records
• 2023-12-20 Sold (MLS) $90,000 MARMLS
• 2023-11-16 Contingent — MARMLS
• 2023-11-14 Price Changed $90,000 MARMLS
• 2023-10-30 Listed $105,000 MARMLS
• 2005-07-27 Sold (Public Records) $79,900 Public Records
• 1993-05-07 Sold (Public Records) $24,000 Public Records
• 1991-10-24 Sold (Public Records) $16,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $1,458 · -0.1% YoY. Source: county tax records.