800 NE 195th St #501 · Ives Estates, FL 33179

$249,000

3 bd · 2.0 ba · 1,925 sqft · Condo public records · 99 Days on market

Built 1969 $1316/mo HOA · 29% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3/3 corner unit is ready to go! Private patio, large rooms, two-huge walk-in closets in master, washer/dryer, two parking spaces and so much more. Make us an offer today!

Key facts

• Easy access
• Community amenities
• Natural light

Tags

• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• CONVENIENTLY LOCATED
• COMMUNITY AMENITIES
• EASY ACCESS

Property features AI

Finance

• Financial info: Leasing is considered; Pets allowed with possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, laundry, and pool; Association fees cover amenities, common areas, and trash

Exterior

• Parking: Assigned parking; Two or more parking spaces; 2 covered spaces; 2-car garage
• Security: Doorman; Intercom; Secured lobby
• Utilities: Central cooling; Electric water heater
• Home design: Attached property; 7-story building; Unit entry on level 5; Effective year built
• Construction: Block construction
• Exterior features: Balcony (open and screened); Association pool

Interior

• Kitchen: Dishwasher; Microwave; Disposal; Refrigerator; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Closet cabinetry; First-floor entry; Walk-in closets; Elevator access; Other interior features
• Laundry & utility: Washer and dryer in common area; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $249k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Ives Estates — 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 77/100 on livability (#191 in FL, #3,061 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: employment C-, 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 $4,520/mo this rent would consume 83% 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 $2k of loan paydown is wiped out by about $7k 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 99 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask is 9860% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $249k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1969 — 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: 1.82% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 4.6

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: 0.69×
• Total profit: $-21,950
• Equity at exit: $37,127

10-year hold

• IRR: -7.0%
• Equity multiple: 0.64×
• Total profit: $-24,782
• Equity at exit: $21,529

Cash invested: $69,720 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,520 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$377 /mo · $4,528/yr
• Insurance: −$104
• HOA: −$1,316
• Vacancy / Maint / Mgmt: −$949
• Net cashflow: $468

Break-even live

Break-even rent $3,928

Max offer price $249,000

Occupancy floor 85%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,316 · $15,792/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $249,000 Active 99 DOM
2. 2026-06-17
   days on market $249,000 Active 98 DOM
3. 2026-06-16
   days on market $249,000 Active 97 DOM
4. 2026-06-15
   days on market $249,000 Active 96 DOM
5. 2026-06-13
   days on market $249,000 Active 94 DOM
6. 2026-06-09
   days on market $249,000 Active 90 DOM
7. 2026-06-08
   days on market $249,000 Active 89 DOM
8. 2026-06-07
   days on market $249,000 Active 88 DOM
9. 2026-06-04
   days on market $249,000 Active 85 DOM
10. 2026-06-03
    days on market $249,000 Active 84 DOM
11. 2026-06-02
    days on market $249,000 Active 83 DOM
12. 2026-06-01
    days on market $249,000 Active 82 DOM
13. 2026-05-31
    days on market $249,000 Active 81 DOM
14. 2026-03-12
    listed $2,500
15. 2026-03-11
    listed $249,000 Active
16. 2026-01-31
    historical
17. 2025-10-24
    status Active
18. 2025-10-24
    historical
19. 2025-10-24
    status Active
20. 2025-09-30
    status Active
21. 2025-06-13
    price $269,000
22. 2025-04-26
    price $289,000
23. 2025-03-29
    price $319,000
24. 2025-01-07
    price $329,000
25. 2024-10-31
    listed $349,000 Active
26. 2011-05-23
    soldstatus $65,000
27. 2010-11-03
    soldstatus $65,000 179-char remark

    Show marketing remark (179 chars)

    Spacious 3/3 corner unit is ready to go! Private patio, large rooms, two-huge walk-in closets in master, washer/dryer, two parking spaces and so much more. Make us an offer today!

28. 2010-01-08
    listed $82,900 179-char remark

    Show marketing remark (179 chars)

    Spacious 3/3 corner unit is ready to go! Private patio, large rooms, two-huge walk-in closets in master, washer/dryer, two parking spaces and so much more. Make us an offer today!

29. 2009-12-15
    historical
30. 2008-07-20
    listed $175,000
31. 1988-11-01
    soldstatus $135,000

ⓘ 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: $4,528 · $377/mo
• Projected year-2 tax: $4,528 · $377/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 20 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: $54,235
• − Mortgage interest: −$13,948
• − Property taxes: −$4,528
• − Insurance: −$1,245
• − Repairs & maintenance: −$4,339
• − Management: −$4,339
• − HOA: −$15,792
• − Depreciation: −$7,244
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,939/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 — Ives Estates

• Score: 77/100
• State rank: #191
• US rank: #3061

Category grades

Amenities F Commute A+ Cost of living A- Crime B- Employment C- Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ives Estates, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 51,591
• 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

-98.1% since first listed

18 events — show timeline

• 2026-03-12 Listed for Rent $2,500 MARMLS
• 2026-03-11 Listed $249,000 MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2025-10-24 Relisted — MARMLS
• 2025-10-24 Listing Removed — MARMLS
• 2025-10-24 Relisted — MARMLS
• 2025-09-30 Relisted — MARMLS
• 2025-06-13 Price Changed $269,000 MARMLS
• 2025-04-26 Price Changed $289,000 MARMLS
• 2025-03-29 Price Changed $319,000 MARMLS
• 2025-01-07 Price Changed $329,000 MARMLS
• 2024-10-31 Listed $349,000 MARMLS
• 2011-05-23 Sold (Public Records) $65,000 Public Records
• 2010-11-03 Sold (MLS) $65,000 Beaches MLS
• 2010-01-08 Listed $82,900 Beaches MLS
• 2009-12-15 Listing Removed — Beaches MLS
• 2008-07-20 Listed $175,000 Beaches MLS
• 1988-11-01 Sold (Public Records) $135,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,528 · +498.3% YoY. Source: county tax records.