17890 W Dixie Hwy 501 Hwy #501 · Ojus, FL 33160

$300,000

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 16 Days on market

Built 1979 $690/mo HOA · 19% 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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.5/10.0
• 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 MLS

REDUCED PRICE SO YU CAN BUY TO SUIT BEAUTIFUL AMPLE 2 BEDROOMS 2 BATHROOMS THIS UNIT HAS A LOT OF POTENTIAL ALL AGES AFTER ONE YEAR NO RENTAL RESTRICTIONS AFTER 1 YEAR OWNERSHIP CLOSE TO AVENTURA MALL, SUNNY ISLES BEACH, hospitals casinos and Oletta Natural Park BUILDING UNDER RENOVATION FOR THE 40 YEARS CERTIFICATION

Key facts

• Gated community
• Private balcony
• Major improvements

Tags

• FULLY UPDATED MODERN KITCHEN
• BRAND NEW BATHROOMS
• PRIVATE BALCONY
• ASSIGNED PARKING SPACE
• GATED COMMUNITY
• MAJOR IMPROVEMENTS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee of $690; Association covers amenities, common areas, sewer, security, trash and water; Community pool

Exterior

• Parking: 1 covered parking space (garage)
• Security: Complex fenced; Key card entry; On-site security guard
• Utilities: Central heating and cooling
• Home design: Attached property; 7-story building; Entry on level 5; GREYNOLDS PARK CLUB model
• Construction: Block construction; Resale property
• Exterior features: Private balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $296k (1.5% 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: 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,671/mo this rent would consume 66% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $190k; list at $300k implies a 58% 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 $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 6.8

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: 0.6%
• Equity multiple: 1.03×
• Total profit: $2,278
• Equity at exit: $95,098

10-year hold

• IRR: 4.0%
• Equity multiple: 1.43×
• Total profit: $36,110
• 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: 1870
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$690
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $165

Break-even live

Break-even rent $3,462

Max offer price $300,000

Occupancy floor 90%

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: $690 · $8,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $300,000 Active 16 DOM
2. 2026-06-17
   days on market $300,000 Active 15 DOM
3. 2026-06-16
   days on market $300,000 Active 14 DOM
4. 2026-06-15
   days on market $300,000 Active 13 DOM
5. 2026-06-13
   days on market $300,000 Active 11 DOM
6. 2026-06-09
   days on market $300,000 Active 7 DOM
7. 2026-06-08
   days on market $300,000 Active 6 DOM
8. 2026-06-07
   days on market $300,000 Active 5 DOM
9. 2026-06-04
   days on market $300,000 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $300,000 Active 1 DOM

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,361 · $280/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: $44,054
• − Mortgage interest: −$16,805
• − Property taxes: −$3,361
• − Insurance: −$2,298
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$8,280
• − Depreciation: −$8,727
• Taxable loss: −$2,465
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $2,577/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

+392.6% since first listed

25 events — show timeline

• 2026-06-02 Listed $300,000 MARMLS
• 2026-04-28 Price Changed $2,250 MARMLS
• 2026-03-12 Listed for Rent $2,350 MARMLS
• 2024-04-04 Rental Removed $2,350 MARMLS
• 2024-03-19 Price Changed $2,350 MARMLS
• 2024-03-16 Listed for Rent $2,400 MARMLS
• 2024-03-05 Rental Removed $2,400 MARMLS
• 2024-02-24 Price Changed $2,400 MARMLS
• 2024-02-17 Listed for Rent $2,500 MARMLS
• 2023-04-07 Sold (Public Records) $190,000 Public Records
• 2023-03-20 Sold (MLS) $210,000 MARMLS
• 2023-02-20 Pending — MARMLS
• 2023-01-09 Price Changed $212,000 MARMLS
• 2022-12-01 Relisted — MARMLS
• 2022-11-07 Pending — MARMLS
• 2022-09-08 Price Changed $239,000 MARMLS
• 2022-08-15 Price Changed $249,000 MARMLS
• 2022-08-02 Price Changed $259,000 MARMLS
• 2022-07-28 Price Changed $269,000 MARMLS
• 2022-07-26 Price Changed $284,000 MARMLS
• 2022-07-21 Listed $289,000 MARMLS
• 2011-09-30 Sold (Public Records) $80,000 Public Records
• 2011-09-30 Sold (MLS) $80,000 MARMLS
• 1994-05-05 Sold (Public Records) $47,000 Public Records
• 1979-12-01 Sold (Public Records) $60,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,361 · +14.9% YoY. Source: county tax records.