1780 NE 191st St Unit 600-2 · Ojus, FL 33179

$195,000

2 bd · 2.0 ba · 1,315 sqft · Condo · 54 Days on market

Built 1969 Good condition $863/mo HOA · 23% of rent

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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 +29.4/30.0
• 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
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1315 SQFT Corner Unit 2 Bedroom 2 Bath Apartment with additional Closet/Den space with Views to Sunny Isles Intercoastal White kitchen cabinets, black granite tops, and Stainless steel appliances. Updated bathrooms and Floors. Gatehouse entrance community pool in the complex. Easy Access to either I-95 or Biscayne blvd located in the heart of Skylake/Aventura region. 675 credits are required for at least one buyer

Key facts

• Community pool
• Updated bathrooms
• Corner unit

Tags

• CORNER UNIT
• WHITE KITCHEN CABINETS
• BLACK GRANITE TOPS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee covers common areas, cable TV, insurance, internet, roof, sewer, security, trash, and water; Association amenities include clubhouse, pool, storage, trails, and trash service; Pets allowed with no restrictions

Exterior

• Parking: Has garage (1 garage space); Assigned parking; Guest parking; 1 covered parking space
• Security: Closed circuit camera(s); Complex fenced; Fire alarm; Security guard; Fire sprinkler system; Smoke detector(s)
• Utilities: Water included in association fee options (association handles water); Sewer included in association fee options (association handles sewer); Electric service (used for heating); Cable and internet included in association fee options
• Home design: Condominium/attached property; 8-story building; Entry on level 6
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Glass-enclosed balcony; Open balcony/porch; Porch; Association pool

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Den; Porch; Storage room
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Accessible elevator installed; Dining area and separate/formal dining room; Living/dining room; Pantry; Split bedrooms; Walk-in closet(s); Elevator
• Laundry & utility: Elevator provides accessible access (utility/transport convenience)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 8.7% in Ojus — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 574 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,677/mo this rent would consume 68% 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 $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 54 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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'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. 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: 1.89% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 4.4

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: -12.6%
• Equity multiple: 0.57×
• Total profit: $-23,703
• Equity at exit: $29,075

10-year hold

• IRR: -14.1%
• Equity multiple: 0.38×
• Total profit: $-34,078
• Equity at exit: $16,860

Cash invested: $54,600 (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: 574
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,677 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$863
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $268

Break-even live

Break-even rent $3,338

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $403	-5% $335	+0% $268	+5% $200	+10% $133
Rent	-10% $-23	-5% $123	+0% $268	+5% $413	+10% $558
Rate	-1.0pp $366	-0.5pp $317	base $268	+0.5pp $217	+1.0pp $166

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $863 · $10,356/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $195,000 Active 54 DOM
2. 2026-06-18
   days on market $195,000 Active 51 DOM
3. 2026-06-17
   days on market $195,000 Active 50 DOM
4. 2026-06-16
   days on market $195,000 Active 49 DOM
5. 2026-06-15
   price $195,000 Active 48 DOM
6. 2026-06-15
   days on market $198,500 Active 48 DOM
7. 2026-06-13
   days on market $198,500 Active 46 DOM
8. 2026-06-09
   days on market $198,500 Active 42 DOM
9. 2026-06-08
   days on market $198,500 Active 41 DOM
10. 2026-06-07
    days on market $198,500 Active 40 DOM
11. 2026-06-04
    days on market $198,500 Active 37 DOM
12. 2026-06-03
    days on market $198,500 Active 36 DOM
13. 2026-06-02
    days on market $198,500 Active 35 DOM
14. 2026-06-01
    days on market $198,500 Active 34 DOM
15. 2026-05-31
    days on market $198,500 Active 33 DOM
16. 2026-04-27
    listed $198,500 Active
17. 2024-11-25
    historical
18. 2024-09-02
    listed $189,000 Active

ⓘ 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 5/10 Major FEMA zone AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 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: $44,125
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$6,094
• − Repairs & maintenance: −$3,530
• − Management: −$3,530
• − HOA: −$10,356
• − Depreciation: −$5,673
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,951/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This corner unit is in good condition with updated bathrooms and hardwood flooring. It offers a good investment opportunity with potential for value enhancement through minor cosmetic upgrades.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing closet space — Maximizes storage and improves functionality
• Resale Upgrading countertops — Improves kitchen aesthetics and functionality
• Resale Upgrading flooring — Enhances overall home aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing closet space — Maximizes storage and improves functionality ↑
• Resale Upgrading countertops — Improves kitchen aesthetics and functionality ↑
• Resale Upgrading flooring — Enhances overall home aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.0% since first listed

3 events — show timeline

• 2026-04-27 Listed $198,500 MARMLS
• 2024-11-25 Listing Removed — MARMLS
• 2024-09-02 Listed $189,000 MARMLS