1201 NE 191st St Unit G411 · Ojus, FL 33179

$199,000

1 bd · 1.0 ba · 898 sqft · Condo public records · 128 Days on market

Built 1970 $497/mo HOA · 15% 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

GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

Key facts

• New lighting
• Quartz countertop
• Porcelain floors

Tags

• OPENED KITCHEN
• QUARTZ COUNTERTOP
• NEW CABINETS
• STAINLESS STEEL APPLIANCES
• NEW LIGHTING
• PORCELAIN FLOORS

Property features AI

Finance

• Other: Pets allowed with restrictions
• HOA & community: Monthly association fee of $497; Association covers common areas, insurance, legal/accounting, and pool(s); Association amenities include pool and elevator(s)

Exterior

• Parking: Detached garage (1 covered space); Guest parking
• Utilities: Cable not available
• Home design: Attached property; 4-story building; Entry on 4th floor; Updated/Remodeled condition
• Construction: Block construction
• Exterior features: Balcony; Screened balcony/porch; Storm/Security shutters; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Impact glass windows; Kitchen island; Open living/dining area; Elevator access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,283/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 $6k 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 128 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $88k; list at $199k implies a 126% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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'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: 1.65% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 5.1

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-17,689
• Equity at exit: $29,672

10-year hold

• IRR: -6.3%
• Equity multiple: 0.67×
• Total profit: $-18,231
• Equity at exit: $17,206

Cash invested: $55,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,283 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$184 /mo · $2,204/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$497
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $360

Break-even live

Break-even rent $2,827

Max offer price $199,000

Occupancy floor 84%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $199,000 Active 128 DOM
2. 2026-06-17
   days on market $199,000 Active 127 DOM
3. 2026-06-16
   days on market $199,000 Active 126 DOM
4. 2026-06-15
   days on market $199,000 Active 125 DOM
5. 2026-06-13
   days on market $199,000 Active 123 DOM
6. 2026-06-09
   days on market $199,000 Active 119 DOM
7. 2026-06-08
   days on market $199,000 Active 118 DOM
8. 2026-06-07
   days on market $199,000 Active 117 DOM
9. 2026-06-04
   days on market $199,000 Active 114 DOM
10. 2026-06-03
    days on market $199,000 Active 113 DOM
11. 2026-06-02
    days on market $199,000 Active 112 DOM
12. 2026-06-01
    days on market $199,000 Active 111 DOM
13. 2026-05-31
    days on market $199,000 Active 110 DOM
14. 2026-02-10
    listed $199,000 Active
15. 2018-10-19
    soldstatus $88,000
16. 2018-10-16
    soldstatus $88,000 Sold 600-char remark

    Show marketing remark (600 chars)

    GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

17. 2018-09-24
    status Pending 600-char remark

    Show marketing remark (600 chars)

    GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

18. 2018-09-13
    status Active 600-char remark

    Show marketing remark (600 chars)

    GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

19. 2018-09-11
    status Pending 600-char remark

    Show marketing remark (600 chars)

    GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

20. 2018-08-20
    listed $94,000 Active 600-char remark

    Show marketing remark (600 chars)

    GREAT APARTAMENT 1/1.5 , KITCHEN, CABINETS W/ STAINLESS STEEL APPLIANCES IN OPENED KITCHEN, COUNTER TOPS, DISWASHER , REFRIGERATOR, RANGE, LIGHTING, TILE FLOOR, HUGE LIVING/DINNING ROOM, LOTS OF CLOSETS, AND BIG MASTER BEDTHROOM. VERY BRIGTH, BUILDING VERY WELL MANTAINED. FRIENDLY ASSOCIATION. IN THE MEDDLE LOCATION BETWEEN FORT LAUDERDALLE AND DOWN TOWN MIAMI EASY TO COMMUTE FOR WORK. YOU MUST SEE IT, EASY TO SHOW, SEE SHOWTIME. SCREENED BALCONY. PLENTY OF NATURAL LIGHT, GREAT NEIGHBORHOOD, CLOSE TO SHOOPING CENTER, AVENTURA MALL, EASY ACCESS I-95, POLL ELEVATOR, CONFERENCE ROOM & GYM.

21. 2003-05-30
    soldstatus $70,000
22. 2000-06-01
    soldstatus $45,500
23. 1997-04-02
    soldstatus $28,000

ⓘ 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: $2,204 · $184/mo
• Projected year-2 tax: $2,204 · $184/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 6 d/yr ≥104°F today · 22 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: $39,394
• − Mortgage interest: −$11,147
• − Property taxes: −$2,204
• − Insurance: −$6,114
• − Repairs & maintenance: −$3,152
• − Management: −$3,152
• − HOA: −$5,964
• − Depreciation: −$5,789
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $3,868/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

+610.7% since first listed

10 events — show timeline

• 2026-02-10 Listed $199,000 MARMLS
• 2018-10-19 Sold (Public Records) $88,000 Public Records
• 2018-10-16 Sold (MLS) $88,000 MARMLS
• 2018-09-24 Pending — MARMLS
• 2018-09-13 Relisted — MARMLS
• 2018-09-11 Pending — MARMLS
• 2018-08-20 Listed $94,000 MARMLS
• 2003-05-30 Sold (Public Records) $70,000 Public Records
• 2000-06-01 Sold (Public Records) $45,500 Public Records
• 1997-04-02 Sold (Public Records) $28,000 Public Records

Property tax history

+25.3%/yr

Latest (2025): $2,204 · +8.6% YoY. Source: county tax records.