19200 NE 25th Ave Unit 323C · Ojus, FL 33180

$409,000

2 bd · 2.0 ba · 1,579 sqft · Condo public records · 267 Days on market

Built 1974 $898/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity in the heart of the Aventura area! PETS WELCOME. ASSESSMENT PAID IN FULL. MAINTENANCE INCLUDES RESERVES. Water, cable, and high-speed internet are included. This spacious 1,590 SQFT townhouse offers 3 large bedrooms, 2 bathrooms, abundant closet space, a modern kitchen, tile floors throughout, a beautifully remodeled primary bathroom, and an in-unit washer and dryer. Enjoy indoor-outdoor living with a covered front patio and a screened back patio, perfect for relaxing or entertaining year-round. Located in a gated 11-acre community surrounded by nature and the peaceful Enchanted Lake, residents enjoy a unique waterfront lifestyle ideal for kayaking and scenic walks. RECENT

Key facts

• Gated community
• 11-acre community
• Modern kitchen

Tags

• REMODELED PRIMARY BATHROOM
• MODERN KITCHEN
• SCREENED-BACK PATIO
• GATED COMMUNITY
• 11-ACRE COMMUNITY
• EASY ACCESS TO BISCAYNE BLVD

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs permitted)
• HOA & community: Monthly association fee; Association fee covers cable TV, insurance, internet, structure maintenance, recreation facilities, roof, trash, and water; Community amenities include basketball court, clubhouse, community kitchen, playground, and pool; Community size: 128 units

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Closed-circuit camera(s); Key card entry; Smoke detector(s)
• Utilities: Cable available
• Home design: 2-story property; Entry level: 1; Faces north; Updated/remodeled condition; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Enclosed porch; Screened porch; Storm/security shutters; Wall fencing; Exterior lighting; Association pool

Interior

• Kitchen: Kitchen island; Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom on main level; Loft (additional living/bedroom space)
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Dual sinks in bath area
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds on windows; Furnishing negotiable; Closet cabinetry; Dual sinks; First-floor entry; Kitchen island; Combined living/dining area; Main living area on entry level; Upper-level primary suite; Walk-in closet(s); Loft
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $409k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (9.1% below list).
• Meets the 1% rule at list price ($5k rent vs $409k).
• Recommended offer: $360k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 8.7% in Ojus — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-1.5%/yr); 985 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,927/mo this rent would consume 65% of the median local household income ($91k/yr) (locally 1838% 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 $3k of loan paydown is wiped out by about $12k 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 267 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 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 $133k; list at $409k implies a 208% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,920 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.20% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.16×
• Total profit: $-96,297
• Equity at exit: $60,983

10-year hold

• IRR: -48.7%
• Equity multiple: -0.37×
• Total profit: $-157,256
• Equity at exit: $35,363

Cash invested: $114,520 (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 33180

• Rents YoY: -1.5%
• Active inventory: 985
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,927 medium
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$898
• Vacancy / Maint / Mgmt: −$1,035
• Net cashflow: $-259

Break-even live

Break-even rent $5,254

Max offer price $371,580

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-117	+0% $-259	+5% $-400	+10% $-541
Rent	-10% $-648	-5% $-453	+0% $-259	+5% $-64	+10% $131
Rate	-1.0pp $-53	-0.5pp $-155	base $-259	+0.5pp $-365	+1.0pp $-472

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $898 · $10,776/yr
• Likely covers: waterinternetcablesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $409,000 Active 267 DOM
2. 2026-06-17
   days on market $409,000 Active 266 DOM
3. 2026-06-16
   days on market $409,000 Active 265 DOM
4. 2026-06-15
   days on market $409,000 Active 264 DOM
5. 2026-06-13
   days on market $409,000 Active 262 DOM
6. 2026-06-09
   days on market $409,000 Active 258 DOM
7. 2026-06-08
   days on market $409,000 Active 257 DOM
8. 2026-06-08
   days on market $409,000 Active 256 DOM
9. 2026-06-04
   days on market $409,000 Active 253 DOM
10. 2026-06-03
    days on market $409,000 Active 252 DOM
11. 2026-06-02
    days on market $409,000 Active 251 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-01
    days on market $409,000 Active 250 DOM
14. 2026-05-31
    days on market $409,000 Active 249 DOM
15. 2026-04-23
    price $409,000
16. 2026-01-24
    status Active
17. 2025-11-14
    historical
18. 2025-07-15
    price $414,900
19. 2025-07-15
    listed $414,500 Active
20. 2002-01-02
    soldstatus $133,000
21. 1997-01-30
    soldstatus $72,000
22. 1995-02-02
    soldstatus $72,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $59,126
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$7,164
• − Repairs & maintenance: −$4,730
• − Management: −$4,730
• − HOA: −$10,776
• − Depreciation: −$11,898
• Taxable loss: −$9,217
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-891/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): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

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: White 46% Hispanic / Latino 45% Two or more races 28% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7% Dominican 1% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 5% Italian 3%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 49% Other Indo-European 6% Russian/Polish/Slavic 4%

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: ▼ -343.81%
• Current HPI: 234.7715
• Rent YoY: ▼ -1.51%
• 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

+468.1% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $409,000 MARMLS
• 2026-01-24 Relisted — MARMLS
• 2025-11-14 Listing Removed — MARMLS
• 2025-07-15 Price Changed $414,900 MARMLS
• 2025-07-15 Listed $414,500 MARMLS
• 2002-01-02 Sold (Public Records) $133,000 Public Records
• 1997-01-30 Sold (Public Records) $72,000 Public Records
• 1995-02-02 Sold (Public Records) $72,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $739 · +5.0% YoY. Source: county tax records.