1301 NE 191st St Unit F417 · Ojus, FL 33179

$199,900

2 bd · 2.0 ba · 1,789 sqft · Condo public records · 399 Days on market

Built 1970 $700/mo HOA · 17% 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 +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

EXCEPTIONALLY LARGE CORNER UNIT IN NORTH EAST MIAMI-DADE COUNTY! THIS UNIT IS 2 BEDS AND 2 FULL BATHS COMING IN AT JUST UNDER 1800 SQ FEET! THIS CONDO UNIT IS BIGGER THAN MANY OF THE SINGLE FAMILY HOMES IN THE AREA, AND OBVIOUSLY COMES AT A FRACTION OF THE PRICE! THIS UNIT HAS SOME NICE UPGRADES INCLUDING FLOORING, KITCHEN, BATHS, WASHER & DRYER, AND ETC. THE UNIT HAS BEEN KEPT IN REALLY NICE CONDITION AND WILL BE READY FOR OCCUPANCY AS OF JUNE 1ST! IT HAS AMPLE CLOSET SPACE, BIG BEDROOMS, SEPARATE KITCHEN, DINING & LIVING ROOMS AS WELL. CONDO UNITS THIS SIZE ARE HARD TO COME IN TODAYS MARKET PLACE ESPECIALLY AT A BARGIN PRICE POINT LIKE THIS. ENJOY A PRIVATE UNOBSTRUCTED VIEW O

Key facts

• Ample closet space
• Corner unit
• $700 HOA

Tags

• CORNER UNIT
• UPGRADES INCLUDING FLOORING
• AMPLE CLOSET SPACE
• PRIVATE UNOBSTRUCTED VIEW
• EXTERIOR SCREENED IN BALCONY

Property features AI

Finance

• Other: Association-managed amenities include laundry and pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly HOA fee of $700; HOA covers association management, laundry, grounds maintenance, building maintenance, parking, pool(s), sewer, trash, and water; Community pool; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Utilities: Water (included in association); Sewer (included in association); Electricity available
• Home design: 4-story building; Resale property; Attached property; Waterfront: lakefront
• Construction: Block construction
• Exterior features: Balcony; Enclosed porch; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Refrigerator
• Bedrooms: Entry level: 4
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: 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: Virginia A Boone-Highland Oaks School (math 50% / reading 60%, grade C, #872 of 2,144 statewide, top 42%, 600 students, 40% 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) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 573 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,118/mo this rent would consume 76% 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 7896% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $53k; list at $200k implies a 277% gain — meaningful room to come down on a strong offer.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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 1970 — 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: 2.06% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 4.0

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: 13.1%
• Equity multiple: 1.50×
• Total profit: $27,858
• Equity at exit: $29,806

10-year hold

• IRR: 19.0%
• Equity multiple: 2.33×
• Total profit: $74,234
• Equity at exit: $17,284

Cash invested: $55,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $4,118 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$308 /mo · $3,696/yr
• Insurance: −$83
• HOA: −$700
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $1,114

Break-even live

Break-even rent $2,708

Max offer price $199,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,227	-5% $1,170	+0% $1,114	+5% $1,057	+10% $1,001
Rent	-10% $788	-5% $951	+0% $1,114	+5% $1,276	+10% $1,439
Rate	-1.0pp $1,214	-0.5pp $1,165	base $1,114	+0.5pp $1,062	+1.0pp $1,009

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $199,900 Active 399 DOM
2. 2026-06-17
   days on market $199,900 Active 398 DOM
3. 2026-06-16
   days on market $199,900 Active 397 DOM
4. 2026-06-15
   days on market $199,900 Active 396 DOM
5. 2026-06-13
   days on market $199,900 Active 394 DOM
6. 2026-06-09
   days on market $199,900 Active 390 DOM
7. 2026-06-08
   days on market $199,900 Active 389 DOM
8. 2026-06-08
   days on market $199,900 Active 388 DOM
9. 2026-06-04
   days on market $199,900 Active 385 DOM
10. 2026-06-03
    days on market $199,900 Active 384 DOM
11. 2026-06-02
    days on market $199,900 Active 383 DOM
12. 2026-06-01
    days on market $199,900 Active 382 DOM
13. 2026-05-31
    days on market $199,900 Active 381 DOM
14. 2026-03-11
    price $199,900
15. 2026-02-16
    status Active
16. 2026-02-04
    historical Active Under Contract
17. 2026-01-12
    price $230,000
18. 2025-08-07
    status Active
19. 2025-07-28
    status Pending
20. 2025-07-15
    status Active
21. 2025-07-15
    historical $2,500
22. 2025-07-14
    historical Active Under Contract
23. 2025-07-01
    listed $2,500
24. 2025-06-09
    historical $2,500
25. 2025-06-09
    price $249,900
26. 2025-05-06
    listed $2,500
27. 2025-05-05
    listed $265,000 Active
28. 1987-09-01
    soldstatus $53,000

ⓘ 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: $3,696 · $308/mo
• Projected year-2 tax: $3,696 · $308/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $49,417
• − Mortgage interest: −$11,198
• − Property taxes: −$3,696
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,953
• − Management: −$3,953
• − HOA: −$8,400
• − Depreciation: −$5,815
• Taxable income: $11,402
• Est. tax owed @ 24.0%: −$2,736
• After-tax cash flow: $10,628/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

+277.2% since first listed

15 events — show timeline

• 2026-03-11 Price Changed $199,900 MARMLS
• 2026-02-16 Relisted — MARMLS
• 2026-02-04 Contingent — MARMLS
• 2026-01-12 Price Changed $230,000 MARMLS
• 2025-08-07 Relisted — MARMLS
• 2025-07-28 Pending — MARMLS
• 2025-07-15 Relisted — MARMLS
• 2025-07-15 Rental Removed $2,500 MARMLS
• 2025-07-14 Contingent — MARMLS
• 2025-07-01 Listed for Rent $2,500 MARMLS
• 2025-06-09 Rental Removed $2,500 MARMLS
• 2025-06-09 Price Changed $249,900 MARMLS
• 2025-05-06 Listed for Rent $2,500 MARMLS
• 2025-05-05 Listed $265,000 MARMLS
• 1987-09-01 Sold (Public Records) $53,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $3,696 · +8.6% YoY. Source: county tax records.