671 NE 195th St Unit 114E · Ives Estates, FL 33179

$184,900

1 bd · 1.0 ba · 952 sqft · Condo public records · 73 Days on market

Built 1975 $365/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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 1 Bedroom 1.5 Bathrooms with direct access to the garden, heated pool and BBQ area by the lake to enjoy the relaxing view. Conveniently located minutes to highways, schools, shopping centers, Aventura Mall, Aventura Hospital and beaches.

Key facts

• Unique layout
• Private patio
• Fresh interior paint

Tags

• PRIVATE PATIO
• DIRECT ACCESS TO POOL
• DIRECT ACCESS TO LAKE
• DIRECT ACCESS TO BBQ AREA
• UNIQUE LAYOUT
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Pets allowed with restrictions
• HOA & community: Monthly association fee of $365 covering common areas; Community amenities include pool, fitness center, clubhouse, billiard room, elevator(s), laundry, barbecue and picnic area

Exterior

• Parking: Assigned parking (1 covered space; 1 garage space)
• Security: Intercom; Secured lobby; Smoke detectors
• Utilities: Has cooling; Has heating
• Home design: Condominium/Apartment in a 4-story building; Entry on level 1; Waterfront bayfront view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Patio; Screened patio; Barbecue; Fruit trees; Heated pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Electric heating
• Interior features: First floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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-, 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.
• Zoned schools: Madie Ives K-8 Preparatory Academy (math 34% / reading 47%, grade F, #1,471 of 2,144 statewide, top 69%, 1,042 students, 64% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL).
• Market conditions: Rents flat; 573 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 73 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $130k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,806 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 7.6

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-36,594
• Equity at exit: $27,569

10-year hold

• IRR: -25.6%
• Equity multiple: -0.04×
• Total profit: $-54,005
• Equity at exit: $15,987

Cash invested: $51,772 (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: 573
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$970
• Tax from tax record: −$206 /mo · $2,473/yr
• Insurance: −$77
• HOA: −$365
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-22

Break-even live

Break-even rent $2,048

Max offer price $181,092

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $31	+0% $-22	+5% $-74	+10% $-126
Rent	-10% $-181	-5% $-101	+0% $-22	+5% $58	+10% $138
Rate	-1.0pp $72	-0.5pp $25	base $-22	+0.5pp $-69	+1.0pp $-118

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,699	$2.08	21d	3	1.30mi
5100 SW 41st St Pembroke Park, FL	1.0–2.0	1.0–2.0	815	$1,650	$2.02	5d	4	1.30mi
5525 SW 41st St Hollywood, FL	2.0	2.0	1031	$2,145	$2.08	5d	1	1.37mi
3874 SW 48th Ave #3874 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	9d	1	1.43mi
3856 SW 48th Ave #3856 Pembroke Park, FL	2.0	2.0	950	$2,150	$2.26	18d	1	1.43mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	16d	1	1.45mi
3826 SW 48th Ave Unit 3826 Pembroke Park, FL	2.0	2.0	950	$2,200	$2.32	7d	1	1.45mi
3842 SW 48th Ave Hollywood, FL	2.0	2.0	966	$2,000	$2.07	26d	1	1.45mi
3828 SW 48th Ave Unit D27 Hollywood, FL	2.0	2.0	950	$2,300	$2.42	26d	1	1.45mi
3838 SW 48th Ave Unit 3838 Pembroke Park, FL	2.0	2.0	966	$2,200	$2.28	26d	1	1.46mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	9d	1	1.47mi
5440 SW 38th Ct West Park, FL	2.0	1.0	768	$1,900	$2.47	26d	1	1.47mi
5460 SW 38th Ct West Park, FL	2.0	1.0	890	$2,350	$2.64	26d	1	1.48mi
5540 SW 38th Ct West Park, FL	2.0	1.0	768	$2,000	$2.60	12d	1	1.49mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $184,900 Active 73 DOM
2. 2026-06-18
   days on market $184,900 Active 70 DOM
3. 2026-06-17
   days on market $184,900 Active 69 DOM
4. 2026-06-16
   days on market $184,900 Active 68 DOM
5. 2026-06-15
   days on market $184,900 Active 67 DOM
6. 2026-06-13
   days on market $184,900 Active 65 DOM
7. 2026-06-09
   days on market $184,900 Active 61 DOM
8. 2026-06-08
   days on market $184,900 Active 60 DOM
9. 2026-06-07
   days on market $184,900 Active 59 DOM
10. 2026-06-04
    days on market $184,900 Active 56 DOM
11. 2026-06-03
    days on market $184,900 Active 55 DOM
12. 2026-06-02
    days on market $184,900 Active 54 DOM
13. 2026-06-01
    days on market $184,900 Active 53 DOM
14. 2026-05-31
    pricedays on market $184,900 Active 52 DOM
15. 2026-05-07
    price $188,000
16. 2026-04-28
    price $189,000
17. 2026-04-07
    listed $192,000 Active
18. 2021-02-25
    soldstatus $129,500
19. 2021-02-12
    soldstatus $129,500 Closed 243-char remark

    Show marketing remark (243 chars)

    Large 1 Bedroom 1.5 Bathrooms with direct access to the garden, heated pool and BBQ area by the lake to enjoy the relaxing view. Conveniently located minutes to highways, schools, shopping centers, Aventura Mall, Aventura Hospital and beaches.

20. 2020-12-24
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Large 1 Bedroom 1.5 Bathrooms with direct access to the garden, heated pool and BBQ area by the lake to enjoy the relaxing view. Conveniently located minutes to highways, schools, shopping centers, Aventura Mall, Aventura Hospital and beaches.

21. 2020-11-23
    status Active 243-char remark

    Show marketing remark (243 chars)

    Large 1 Bedroom 1.5 Bathrooms with direct access to the garden, heated pool and BBQ area by the lake to enjoy the relaxing view. Conveniently located minutes to highways, schools, shopping centers, Aventura Mall, Aventura Hospital and beaches.

22. 2020-08-25
    listed $129,500 Active 243-char remark

    Show marketing remark (243 chars)

    Large 1 Bedroom 1.5 Bathrooms with direct access to the garden, heated pool and BBQ area by the lake to enjoy the relaxing view. Conveniently located minutes to highways, schools, shopping centers, Aventura Mall, Aventura Hospital and beaches.

23. 2012-08-23
    soldstatus $65,000 268-char remark

    Show marketing remark (268 chars)

    Great community, first floor walkout to garden/pool and lakeview from the patio. full time security, clubhouse (poker nights!), exercise room, laundry room, billiard room. New carpet, new stove. Maintenance fee includes WIFI, hurricane shutters, lots o f closet space.

24. 2012-08-23
    soldstatus $65,000

    Show marketing remark (268 chars)

    Great community, first floor walkout to garden/pool and lakeview from the patio. full time security, clubhouse (poker nights!), exercise room, laundry room, billiard room. New carpet, new stove. Maintenance fee includes WIFI, hurricane shutters, lots o f closet space.

25. 1993-10-20
    soldstatus $39,500
26. 1979-03-01
    soldstatus $45,000

ⓘ 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: $2,473 · $206/mo
• Projected year-2 tax: $2,473 · $206/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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥105°F today · 16 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: $24,246
• − Mortgage interest: −$10,357
• − Property taxes: −$2,473
• − Insurance: −$924
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$4,380
• − Depreciation: −$5,379
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $497/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

+317.8% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $188,000 MARMLS
• 2026-04-28 Price Changed $189,000 MARMLS
• 2026-04-07 Listed $192,000 MARMLS
• 2021-02-25 Sold (Public Records) $129,500 Public Records
• 2021-02-12 Sold (MLS) $129,500 MARMLS
• 2020-12-24 Pending — MARMLS
• 2020-11-23 Relisted — MARMLS
• 2020-08-25 Listed $129,500 MARMLS
• 2012-08-23 Sold (MLS) $65,000 MARMLS
• 2012-08-23 Sold (Public Records) $65,000 Public Records
• 1993-10-20 Sold (Public Records) $39,500 Public Records
• 1979-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,473 · +9.9% YoY. Source: county tax records.