1351 NE Miami Gardens Dr Ph 15E · Ojus, FL 33179

$299,999

2 bd · 2.0 ba · 1,140 sqft · Condo public records · 137 Days on market

Built 1969 $709/mo HOA · 20% 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 +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.6/10.0
• 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

This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

Key facts

• Hardwood flooring
• Breathtaking views
• Marble floors

Tags

• WRAP AROUND BALCONY
• BREATHTAKING VIEWS
• DEEDED COVERED PARKING
• EXPANSIVE GLASS-RAILED BALCONY
• MARBLE FLOORS
• HARDWOOD FLOORING

Property features AI

Finance

• Financial info: Pets allowed with restrictions/conditions
• HOA & community: Monthly association fee; Association amenities: laundry, pool, trash; Association manages common areas and structure maintenance; Association covers hot water, insurance and parking

Exterior

• Parking: Detached garage; Guest parking available; One covered garage space
• Security: Key card entry; Phone entry; Security guard
• Utilities: Cable available
• Home design: Condominium in a multi-story building; Single-story unit; Entry on level 18; Faces southeast; Updated/remodeled
• Construction: Block construction; Effective year built
• Exterior features: Balcony (open); Security/high impact doors; Exterior lighting; Heated association pool; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Marble flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Blinds and impact glass windows; Dual sinks in bath; Garden/roman tub and jetted tub; Living/dining room; Main living area on entry level; Convertible bedroom; Updated/remodeled condition; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 flat; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,468/mo this rent would consume 64% 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 $9k 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 137 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $46k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $218k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 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. 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?
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: 1.16% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 7.2

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-51,370
• Equity at exit: $44,731

10-year hold

• IRR: -18.9%
• Equity multiple: 0.15×
• Total profit: $-71,653
• Equity at exit: $25,938

Cash invested: $84,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,468 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$125
• HOA: −$709
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $99

Break-even live

Break-even rent $3,344

Max offer price $299,999

Occupancy floor 92%

Sensitivity live

Price	-10% $268	-5% $184	+0% $99	+5% $14	+10% $-71
Rent	-10% $-175	-5% $-38	+0% $99	+5% $236	+10% $373
Rate	-1.0pp $250	-0.5pp $175	base $99	+0.5pp $21	+1.0pp $-58

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $709 · $8,508/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $299,999 Active 137 DOM
2. 2026-06-17
   days on market $299,999 Active 136 DOM
3. 2026-06-16
   days on market $299,999 Active 135 DOM
4. 2026-06-15
   days on market $299,999 Active 134 DOM
5. 2026-06-13
   days on market $299,999 Active 132 DOM
6. 2026-06-09
   pricedays on market $299,999 Active 128 DOM
7. 2026-06-08
   pricedays on market $309,999 Active 127 DOM
8. 2026-06-07
   days on market $319,999 Active 126 DOM
9. 2026-06-04
   days on market $319,999 Active 123 DOM
10. 2026-06-03
    days on market $319,999 Active 122 DOM
11. 2026-06-02
    days on market $319,999 Active 121 DOM
12. 2026-06-01
    days on market $319,999 Active 120 DOM
13. 2026-05-31
    days on market $319,999 Active 119 DOM
14. 2026-04-28
    price $329,999
15. 2026-04-15
    price $334,999
16. 2026-04-08
    price $339,900
17. 2026-04-07
    price $340,500
18. 2026-01-30
    listed $345,500 Active
19. 2021-05-07
    soldstatus $218,000
20. 2021-04-30
    soldstatus $218,000 Closed 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

21. 2021-04-24
    status Pending 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

22. 2021-03-23
    historical Active Under Contract 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

23. 2021-03-08
    status Active 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

24. 2020-11-30
    status Pending 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

25. 2020-10-09
    historical Active Under Contract 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

26. 2020-08-28
    price $225,000 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

27. 2020-06-10
    listed $250,000 Active 810-char remark

    Show marketing remark (810 chars)

    This is the home you've dreamed of! Modern, spacious and luxurious penthouse. One of only 8 highly coveted units with a wrap around balcony and incredible views of South Miami, downtown Miami on up to Sunny Isles. Partial water views, including a distant ocean view. Deeded covered parking space. The living room & master bedroom have high impact doors leading to the glass balcony. A uniquely designed gourmet kitchen that functions beautifully, and is nearly new. Marble floors & hardwood floor in the master. The 2 full bathrooms have been updated, and the master bathroom is worthy of it's penthouse location. Buckley Towers is nearly finished completing it's 40 year certification, and when finished values are likely to increase dramatically. 2 Pools, gym, convenience store and beauty salon.

28. 2012-02-29
    soldstatus $70,000 420-char remark

    Show marketing remark (420 chars)

    Few days away from final bank approval. Absolutely stunning, completely remodeled, 1 bedroom, open floor plan. Italian kitchen with granite counter top, top of the line stainless steel appliances, marble floors. Master bathroom has jacuzzi, double sink and van ity. Hurricane proof windows and doors, wraparound balcony, panoramic view of the city. Close to major expressways, Aventura, beaches. 2covered parking spaces.

29. 2005-08-23
    soldstatus $265,000
30. 2002-10-16
    soldstatus $21,500
31. 1980-07-01
    soldstatus $67,000

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,621
• − Mortgage interest: −$16,805
• − Property taxes: −$2,811
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − HOA: −$8,508
• − Depreciation: −$8,727
• Taxable loss: −$3,389
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,997/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

+392.5% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $329,999 MARMLS
• 2026-04-15 Price Changed $334,999 MARMLS
• 2026-04-08 Price Changed $339,900 MARMLS
• 2026-04-07 Price Changed $340,500 MARMLS
• 2026-01-30 Listed $345,500 MARMLS
• 2021-05-07 Sold (Public Records) $218,000 Public Records
• 2021-04-30 Sold (MLS) $218,000 MARMLS
• 2021-04-24 Pending — MARMLS
• 2021-03-23 Contingent — MARMLS
• 2021-03-08 Relisted — MARMLS
• 2020-11-30 Pending — MARMLS
• 2020-10-09 Contingent — MARMLS
• 2020-08-28 Price Changed $225,000 MARMLS
• 2020-06-10 Listed $250,000 MARMLS
• 2012-02-29 Sold (MLS) $70,000 MARMLS
• 2005-08-23 Sold (Public Records) $265,000 Public Records
• 2002-10-16 Sold (Public Records) $21,500 Public Records
• 1980-07-01 Sold (Public Records) $67,000 Public Records

Property tax history

+21.0%/yr

Latest (2025): $2,811 · +1.1% YoY. Source: county tax records.