1301 NE Miami Gardens Dr Unit 321W · Ojus, FL 33179

$134,900

1 bd · 1.0 ba · 801 sqft · Condo public records · 163 Days on market

Built 1968

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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 +30.0/30.0
• 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
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL CASH OFFERS MUST BE SUBMITTED WITH PROOF OF FUNDS. FOR OFFERS SUBJECT TO FINANCING, SELLER REQUIRES BUYER TO OBTAIN A PRE-QUALIFICATION LETTER FROM WELLS FARGO HOME MORTGAGE OR (NACA). FREE PRE-QUALIFICATION WEBSITE INFORMATION CAN BE OBTAINED FROM ATTACHMENT. SOLD AS IS. Days 1-7: Offers will not be reviewed Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profit organization and Owner-occupants will be reviewed Days 13+: We will consider offers from all buyers

Key facts

• Fitness center
• Private balcony
• Community amenities

Tags

• PRIVATE BALCONY
• COMMUNITY AMENITIES
• POOL
• FITNESS CENTER
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes common areas; Community amenities: Fitness center, Pool, Elevator(s); Association fee listed as 467.0 (monthly)

Exterior

• Parking: 1 covered garage space (1-car garage)
• Security: Key card entry; Smoke detectors
• Utilities: Association pool
• Home design: Resale property; Entry on level 3; Waterfront with lakefront view; Has a view
• Construction: Block construction
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tile flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 8.7% in Ojus — 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 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 $3,172/mo this rent would consume 58% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $135k implies a 484% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1968 — 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: 2.35% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 3.5

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: 29.8%
• Equity multiple: 2.19×
• Total profit: $45,003
• Equity at exit: $20,114

10-year hold

• IRR: 35.2%
• Equity multiple: 3.75×
• Total profit: $103,698
• Equity at exit: $11,664

Cash invested: $37,772 (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: 572
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,172 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$56
• HOA est. from 9 same-building comps: −$418
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,181

Break-even live

Break-even rent $1,677

Max offer price $134,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,257	-5% $1,219	+0% $1,181	+5% $1,143	+10% $1,104
Rent	-10% $930	-5% $1,056	+0% $1,181	+5% $1,306	+10% $1,431
Rate	-1.0pp $1,249	-0.5pp $1,215	base $1,181	+0.5pp $1,146	+1.0pp $1,110

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $134,900 Active 163 DOM
2. 2026-06-17
   days on market $134,900 Active 162 DOM
3. 2026-06-16
   days on market $134,900 Active 161 DOM
4. 2026-06-15
   days on market $134,900 Active 160 DOM
5. 2026-06-13
   days on market $134,900 Active 158 DOM
6. 2026-06-09
   days on market $134,900 Active 154 DOM
7. 2026-06-08
   days on market $134,900 Active 153 DOM
8. 2026-06-07
   days on market $134,900 Active 152 DOM
9. 2026-06-04
   days on market $134,900 Active 149 DOM
10. 2026-06-03
    days on market $134,900 Active 148 DOM
11. 2026-06-02
    days on market $134,900 Active 147 DOM
12. 2026-06-01
    days on market $134,900 Active 146 DOM
13. 2026-05-31
    days on market $134,900 Active 145 DOM
14. 2026-05-20
    price $134,900
15. 2026-04-23
    price $129,000
16. 2026-03-20
    price $139,000
17. 2026-01-06
    listed $165,000 Active
18. 2025-12-31
    historical
19. 2025-11-07
    price $165,000
20. 2025-03-10
    price $137,000
21. 2025-01-14
    listed $145,000 Active
22. 2012-04-23
    soldstatus $23,100 484-char remark

    Show marketing remark (484 chars)

    ALL CASH OFFERS MUST BE SUBMITTED WITH PROOF OF FUNDS. FOR OFFERS SUBJECT TO FINANCING, SELLER REQUIRES BUYER TO OBTAIN A PRE-QUALIFICATION LETTER FROM WELLS FARGO HOME MORTGAGE OR (NACA). FREE PRE-QUALIFICATION WEBSITE INFORMATION CAN BE OBTAINED FROM ATTACHMENT. SOLD AS IS. Days 1-7: Offers will not be reviewed Days 8-12: Offers ONLY from NSP buyers, Municipalities, Non-profit organization and Owner-occupants will be reviewed Days 13+: We will consider offers from all buyers

23. 2004-03-17
    soldstatus $75,000
24. 1999-12-22
    soldstatus $25,000
25. 1993-12-15
    soldstatus $23,000
26. 1977-03-01
    soldstatus $35,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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: $38,059
• − Mortgage interest: −$7,556
• − Property taxes: −$1,718
• − Insurance: −$674
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − HOA: −$5,016
• − Depreciation: −$3,924
• Taxable income: $13,081
• Est. tax owed @ 24.0%: −$3,139
• After-tax cash flow: $11,030/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

+285.4% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $134,900 MARMLS
• 2026-04-23 Price Changed $129,000 MARMLS
• 2026-03-20 Price Changed $139,000 MARMLS
• 2026-01-06 Listed $165,000 MARMLS
• 2025-12-31 Listing Removed — MARMLS
• 2025-11-07 Price Changed $165,000 MARMLS
• 2025-03-10 Price Changed $137,000 MARMLS
• 2025-01-14 Listed $145,000 MARMLS
• 2012-04-23 Sold (MLS) $23,100 MARMLS
• 2004-03-17 Sold (Public Records) $75,000 Public Records
• 1999-12-22 Sold (Public Records) $25,000 Public Records
• 1993-12-15 Sold (Public Records) $23,000 Public Records
• 1977-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,718 · +0.7% YoY. Source: county tax records.