1540 NE 191st St #321 · Ojus, FL 33179

$165,000

1 bd · 1.0 ba · 954 sqft · Condo public records · 84 Days on market

Built 1967 $403/mo HOA · 12% 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 +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 MLS

HUGE QUIET CONDO, BEST VALUE IN THE AREA, READY TO MOVE IN. EXCELLENT LOCATION

Key facts

• Guest parking
• Gym
• Pool with lake views

Tags

• POOL WITH LAKE VIEWS
• GYM
• W D AVAILABLE ON EACH FLOOR
• ASSIGNED PARKING
• GUEST PARKING
• LOW HOA

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $403; Association covers common areas; Community amenities: clubhouse, fitness center, laundry, elevators

Exterior

• Parking: 1 covered garage space; One-space parking
• Utilities: Electric power; Central heating and cooling
• Home design: 3-story building; Third-floor entry; Fixer condition; Block construction
• Construction: Block construction; Effective year built reported
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Central heating; Electric heating
• Interior features: Third floor entry; Ceramic tile flooring
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 $3,331/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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 10545% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.02% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 4.1

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: 5.0%
• Equity multiple: 1.18×
• Total profit: $8,484
• Equity at exit: $24,602

10-year hold

• IRR: 10.4%
• Equity multiple: 1.67×
• Total profit: $30,734
• Equity at exit: $14,266

Cash invested: $46,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $3,331 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$181 /mo · $2,178/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$403
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $687

Break-even live

Break-even rent $2,462

Max offer price $165,000

Occupancy floor 74%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $403 · $4,836/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-10
   status $165,000 Pending 84 DOM
2. 2026-06-09
   days on market $165,000 Active 84 DOM
3. 2026-06-08
   days on market $165,000 Active 83 DOM
4. 2026-06-07
   days on market $165,000 Active 82 DOM
5. 2026-06-04
   days on market $165,000 Active 79 DOM
6. 2026-06-03
   days on market $165,000 Active 78 DOM
7. 2026-06-02
   days on market $165,000 Active 77 DOM
8. 2026-06-01
   days on market $165,000 Active 76 DOM
9. 2026-05-31
   days on market $165,000 Active 75 DOM
10. 2026-05-06
    price $165,000
11. 2026-05-01
    listed $1,550
12. 2026-03-09
    listed $175,000 Active
13. 2019-05-10
    soldstatus $92,000
14. 2019-04-30
    soldstatus $92,000 Sold 78-char remark

    Show marketing remark (78 chars)

    HUGE QUIET CONDO, BEST VALUE IN THE AREA, READY TO MOVE IN. EXCELLENT LOCATION

15. 2019-03-29
    status Pending 78-char remark

    Show marketing remark (78 chars)

    HUGE QUIET CONDO, BEST VALUE IN THE AREA, READY TO MOVE IN. EXCELLENT LOCATION

16. 2019-02-11
    listed $95,000 Active 78-char remark

    Show marketing remark (78 chars)

    HUGE QUIET CONDO, BEST VALUE IN THE AREA, READY TO MOVE IN. EXCELLENT LOCATION

17. 2019-01-10
    historical
18. 2018-04-09
    listed $95,000 Active
19. 2018-02-21
    historical
20. 2017-11-22
    listed $95,000 Active
21. 2000-01-18
    soldstatus $32,500
22. 1993-02-16
    soldstatus $26,500

ⓘ 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: $2,178 · $181/mo
• Projected year-2 tax: $2,178 · $181/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 AE · 26% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,977
• − Mortgage interest: −$9,243
• − Property taxes: −$2,178
• − Insurance: −$5,944
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − HOA: −$4,836
• − Depreciation: −$4,800
• Taxable income: $6,581
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $6,662/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

+522.6% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $165,000 MARMLS
• 2026-05-01 Listed for Rent $1,550 MARMLS
• 2026-03-09 Listed $175,000 MARMLS
• 2019-05-10 Sold (Public Records) $92,000 Public Records
• 2019-04-30 Sold (MLS) $92,000 MARMLS
• 2019-03-29 Pending — MARMLS
• 2019-02-11 Listed $95,000 MARMLS
• 2019-01-10 Listing Removed — MARMLS
• 2018-04-09 Listed $95,000 MARMLS
• 2018-02-21 Listing Removed — MARMLS
• 2017-11-22 Listed $95,000 MARMLS
• 2000-01-18 Sold (Public Records) $32,500 Public Records
• 1993-02-16 Sold (Public Records) $26,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $2,178 · +3.1% YoY. Source: county tax records.