1301 NE 191st St Unit F407 · Ojus, FL 33179

$147,000

1 bd · 1.0 ba · 898 sqft · Condo public records · 187 Days on market

Built 1970 $409/mo HOA · 13% 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

Discover a fully renovated +55 oasis designed for effortless. Features a brand-new air conditioning system, a new electrical panel, and all-new appliances. The kitchen has been fully renovated, and the unit offers new laminate flooring throughout and fresh interior paint. The washer and dryer are not located inside the unit. Rental restrictions apply. Enjoy a full suite of amenities, including a pool, gym, game room, party room, and more. Ideally located close to Publix, Home Depot, major shopping centers, Aventura Mall, and with quick access from/to I-95. A turnkey lifestyle play that's priced to move-seize it before it's gone. Move-in ready! Come and enjoy your brand-new home. new home!

Key facts

• Remodeled apartment
• All-new appliances
• New electrical panel

Tags

• REMODELED APARTMENT
• NEW AIR CONDITIONING SYSTEM
• NEW ELECTRICAL PANEL
• ALL-NEW APPLIANCES
• FULLY RENOVATED KITCHEN
• NEW LAMINATE FLOORING

Property features AI

Finance

• Financial info: Association fee amount: monthly
• HOA & community: Monthly association fee; Association fee covers amenities, common areas, cable TV, hot water, grounds maintenance, structure maintenance, parking, pest control, pool(s), security, and trash; Association amenities include laundry, storage, and elevator(s); Senior community

Exterior

• Parking: Detached garage; Guest parking; One covered space (garage)
• Security: Smoke detector(s)
• Utilities: Central heating and cooling
• Home design: 4-story building; Entry located on level 4; Updated/remodeled condition; Block construction
• Construction: Block construction
• Exterior features: Balcony (open, screened)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Entry level: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closet(s); Laminate flooring
• Laundry & utility: Washer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 574 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,239/mo this rent would consume 60% 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 $4k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $147k implies a 465% gain — meaningful room to come down on a strong offer.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 2.20% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.89%
• DSCR: 2.51
• GRM: 3.8

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: 25.6%
• Equity multiple: 2.01×
• Total profit: $41,672
• Equity at exit: $21,918

10-year hold

• IRR: 31.2%
• Equity multiple: 3.39×
• Total profit: $98,536
• Equity at exit: $12,710

Cash invested: $41,160 (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: 574
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,239 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$61
• HOA: −$409
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,162

Break-even live

Break-even rent $1,768

Max offer price $147,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,245	-5% $1,204	+0% $1,162	+5% $1,121	+10% $1,079
Rent	-10% $906	-5% $1,034	+0% $1,162	+5% $1,290	+10% $1,418
Rate	-1.0pp $1,236	-0.5pp $1,200	base $1,162	+0.5pp $1,124	+1.0pp $1,085

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: electricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $147,000 Active 187 DOM
2. 2026-06-18
   days on market $147,000 Active 184 DOM
3. 2026-06-17
   days on market $147,000 Active 183 DOM
4. 2026-06-16
   days on market $147,000 Active 182 DOM
5. 2026-06-15
   days on market $147,000 Active 181 DOM
6. 2026-06-13
   days on market $147,000 Active 179 DOM
7. 2026-06-09
   days on market $147,000 Active 175 DOM
8. 2026-06-08
   days on market $147,000 Active 174 DOM
9. 2026-06-07
   days on market $147,000 Active 173 DOM
10. 2026-06-04
    days on market $147,000 Active 170 DOM
11. 2026-06-03
    days on market $147,000 Active 169 DOM
12. 2026-06-02
    days on market $147,000 Active 168 DOM
13. 2026-06-01
    days on market $147,000 Active 167 DOM
14. 2026-05-31
    days on market $147,000 Active 166 DOM
15. 2026-04-23
    price $147,000
16. 2026-03-01
    price $149,000
17. 2026-03-01
    price $145,000
18. 2026-02-24
    price $155,000
19. 2026-02-06
    price $159,000
20. 2026-01-23
    price $159,900
21. 2025-12-16
    listed $165,000 Active
22. 2025-11-30
    historical
23. 2025-11-24
    status Active
24. 2025-10-01
    price $125,000
25. 2025-09-19
    price $129,000
26. 2025-09-03
    price $132,000
27. 2025-08-14
    price $135,000
28. 2025-08-05
    price $149,000
29. 2025-08-05
    price $137,000
30. 2025-07-12
    price $139,000
31. 2025-07-08
    price $149,000
32. 2025-07-07
    price $153,000
33. 2025-05-31
    status Active
34. 2025-04-17
    price $155,000
35. 2025-04-09
    price $138,000
36. 2025-03-28
    listed $145,000 Active
37. 1991-11-25
    soldstatus $26,000
38. 1989-02-28
    soldstatus $25,000
39. 1989-02-01
    soldstatus $25,000

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $38,874
• − Mortgage interest: −$8,234
• − Property taxes: −$1,869
• − Insurance: −$735
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − HOA: −$4,908
• − Depreciation: −$4,276
• Taxable income: $12,631
• Est. tax owed @ 24.0%: −$3,031
• After-tax cash flow: $10,916/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

+488.0% since first listed

25 events — show timeline

• 2026-04-23 Price Changed $147,000 MARMLS
• 2026-03-01 Price Changed $149,000 MARMLS
• 2026-03-01 Price Changed $145,000 MARMLS
• 2026-02-24 Price Changed $155,000 MARMLS
• 2026-02-06 Price Changed $159,000 MARMLS
• 2026-01-23 Price Changed $159,900 MARMLS
• 2025-12-16 Listed $165,000 MARMLS
• 2025-11-30 Listing Removed — MARMLS
• 2025-11-24 Relisted — MARMLS
• 2025-10-01 Price Changed $125,000 MARMLS
• 2025-09-19 Price Changed $129,000 MARMLS
• 2025-09-03 Price Changed $132,000 MARMLS
• 2025-08-14 Price Changed $135,000 MARMLS
• 2025-08-05 Price Changed $149,000 MARMLS
• 2025-08-05 Price Changed $137,000 MARMLS
• 2025-07-12 Price Changed $139,000 MARMLS
• 2025-07-08 Price Changed $149,000 MARMLS
• 2025-07-07 Price Changed $153,000 MARMLS
• 2025-05-31 Relisted — MARMLS
• 2025-04-17 Price Changed $155,000 MARMLS
• 2025-04-09 Price Changed $138,000 MARMLS
• 2025-03-28 Listed $145,000 MARMLS
• 1991-11-25 Sold (Public Records) $26,000 Public Records
• 1989-02-28 Sold (Public Records) $25,000 Public Records
• 1989-02-01 Sold (Public Records) $25,000 Public Records

Property tax history

+23.9%/yr

Latest (2025): $1,869 · +8.5% YoY. Source: county tax records.