1400 NE 191st St #308 · Ojus, FL 33179

$179,900

1 bd · 1.0 ba · 954 sqft · Condo public records · 119 Days on market

Built 1967 $517/mo HOA · 16% of rent

---

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

Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

Key facts

• Redone bathroom
• Remodeled unit
• New flooring

Tags

• REMODELED UNIT
• WALKING CLOSET
• ENCLOSED PATIO
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• REDONE BATHROOM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers insurance, water, sewer, and trash; Community clubhouse; On-site laundry; Elevator

Exterior

• Parking: Assigned parking; Detached garage; Guest parking; 1 covered/garage space
• Security: Secured elevator
• Utilities: Cable available
• Home design: Condominium / Attached property; 3-story building; Third-floor unit
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Elevator access; Third-floor entry; Updated/remodeled interior
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 119 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $99k; list at $180k implies a 82% 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.85% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 4.5

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,566
• Equity at exit: $26,824

10-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $5,787
• Equity at exit: $15,554

Cash invested: $50,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,331 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$517
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $519

Break-even live

Break-even rent $2,674

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $517 · $6,204/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $179,900 Active 119 DOM
2. 2026-06-17
   days on market $179,900 Active 118 DOM
3. 2026-06-16
   days on market $179,900 Active 117 DOM
4. 2026-06-15
   days on market $179,900 Active 116 DOM
5. 2026-06-13
   days on market $179,900 Active 114 DOM
6. 2026-06-09
   days on market $179,900 Active 110 DOM
7. 2026-06-08
   days on market $179,900 Active 109 DOM
8. 2026-06-07
   days on market $179,900 Active 108 DOM
9. 2026-06-04
   days on market $179,900 Active 105 DOM
10. 2026-06-03
    days on market $179,900 Active 104 DOM
11. 2026-06-02
    days on market $179,900 Active 103 DOM
12. 2026-06-01
    days on market $179,900 Active 102 DOM
13. 2026-05-31
    days on market $179,900 Active 101 DOM
14. 2026-02-19
    listed $179,900 Active
15. 2025-11-17
    soldstatus $98,900
16. 2025-11-03
    soldstatus $98,000 Closed 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

17. 2025-10-28
    status Pending 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

18. 2025-09-11
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

19. 2025-09-07
    price $99,900 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

20. 2025-08-12
    price $114,000 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

21. 2025-08-03
    price $119,000 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

22. 2025-08-02
    price $114,000 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

23. 2025-07-01
    price $119,000 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

24. 2025-06-27
    status Active 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

25. 2025-06-26
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

26. 2025-06-05
    listed $134,900 Active 566-char remark

    Show marketing remark (566 chars)

    Handyman Special – Priced to Sell! Attention investors and savvy buyers: this 1-bedroom condo in North Dade is a blank canvas with major upside potential. It needs a full renovation — but it's priced tens of thousands below comparable units, making it a rare opportunity to create value. Ideal for a fix-and-flip or end-user looking to customize. Low carrying costs, strong demand, and a central location near major highways, shopping, and transit make this one worth a closer look. Bring your vision and your toolbox — and unlock the hidden value.

27. 1981-01-01
    soldstatus $59,000

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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: −$10,077
• − Property taxes: −$1,809
• − Insurance: −$6,018
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − HOA: −$6,204
• − Depreciation: −$5,233
• Taxable income: $4,240
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $5,213/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

+204.9% since first listed

14 events — show timeline

• 2026-02-19 Listed $179,900 MARMLS
• 2025-11-17 Sold (Public Records) $98,900 Public Records
• 2025-11-03 Sold (MLS) $98,000 MARMLS
• 2025-10-28 Pending — MARMLS
• 2025-09-11 Contingent — MARMLS
• 2025-09-07 Price Changed $99,900 MARMLS
• 2025-08-12 Price Changed $114,000 MARMLS
• 2025-08-03 Price Changed $119,000 MARMLS
• 2025-08-02 Price Changed $114,000 MARMLS
• 2025-07-01 Price Changed $119,000 MARMLS
• 2025-06-27 Relisted — MARMLS
• 2025-06-26 Contingent — MARMLS
• 2025-06-05 Listed $134,900 MARMLS
• 1981-01-01 Sold (Public Records) $59,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,809 · +1.9% YoY. Source: county tax records.