1351 NE Miami Gardens Dr Unit 626E · Ojus, FL 33179

$220,000

2 bd · 2.0 ba · 1,140 sqft · Condo public records · 301 Days on market

Built 1969 $633/mo HOA · 18% 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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• 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

Live above it all in this sun-splashed East Tower 2/2 unique corner unit with an airy open layout and a private balcony perfect for morning coffee or sunset unwinding. Community perks include two pools, gym, on-site shops, secured lobby, on-site laundry, professional management, parking, and more. The unit comes with a assigned storage unit, assigned parking, brand-new A/C, and more. Unbeatable location just minutes to Aventura & BAL HAR Mall, Skylake shops, fine dining, Publix, LA Fitness, US-1,Golden Glades, 15min to the beaches, houses of worship and more-easy to commute. Whether you're a first-time buyer, downsizing, or looking for a pied-a-terre, #626E is a smart move in the NE o

Key facts

• Secured lobby
• Private balcony
• On-site shops

Tags

• PRIVATE BALCONY
• TWO POOLS
• ON-SITE SHOPS
• SECURED LOBBY
• ON-SITE LAUNDRY
• ASSIGNED STORAGE UNIT

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, common areas, cable TV, hot water, grounds maintenance, parking, pest control, pool(s), sewer, security, trash, and water; Community amenities include fitness center, laundry, storage, and elevators

Exterior

• Parking: 1 covered garage space; Guest parking available
• Security: Intercom system
• Utilities: Cable available
• Home design: Condo/Apartment in an 18-story building; Entry on level 6; Unit faces northeast; Property is attached
• Construction: Block construction; Resale unit
• Exterior features: Balcony (open); Waterfront property; Has a view; Intercom security

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Breakfast area; First-floor entry; Elevator access; Main-level primary bedroom; Bedroom located on main level
• Laundry & utility: Common area laundry; Storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

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 $3,575/mo this rent would consume 66% 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 $7k 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 301 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 3y ago; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $220k implies a 300% 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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. 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: 1.62% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 5.1

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,227
• Equity at exit: $32,803

10-year hold

• IRR: 4.5%
• Equity multiple: 1.28×
• Total profit: $17,093
• Equity at exit: $19,022

Cash invested: $61,600 (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: 572
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,575 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$633
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $671

Break-even live

Break-even rent $2,726

Max offer price $220,000

Occupancy floor 76%

Sensitivity live

Price	-10% $823	-5% $747	+0% $671	+5% $595	+10% $519
Rent	-10% $388	-5% $529	+0% $671	+5% $812	+10% $953
Rate	-1.0pp $781	-0.5pp $727	base $671	+0.5pp $614	+1.0pp $556

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Likely covers: poolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $220,000 Active 301 DOM
2. 2026-06-17
   days on market $220,000 Active 300 DOM
3. 2026-06-16
   days on market $220,000 Active 299 DOM
4. 2026-06-15
   days on market $220,000 Active 298 DOM
5. 2026-06-13
   days on market $220,000 Active 296 DOM
6. 2026-06-09
   days on market $220,000 Active 292 DOM
7. 2026-06-08
   days on market $220,000 Active 291 DOM
8. 2026-06-08
   days on market $220,000 Active 290 DOM
9. 2026-06-04
   days on market $220,000 Active 287 DOM
10. 2026-06-03
    days on market $220,000 Active 286 DOM
11. 2026-06-02
    days on market $220,000 Active 285 DOM
12. 2026-06-01
    days on market $220,000 Active 284 DOM
13. 2026-05-31
    days on market $220,000 Active 283 DOM
14. 2026-05-12
    listed $2,200
15. 2026-05-05
    price $220,000
16. 2025-08-21
    listed $235,000 Active
17. 2025-06-24
    historical $2,200
18. 2025-05-31
    listed $2,200
19. 2025-05-27
    historical
20. 2025-05-22
    historical $2,100
21. 2025-05-08
    status Active
22. 2025-02-28
    listed $2,100
23. 2025-02-28
    status Active
24. 2025-02-28
    price $210,000
25. 2025-02-06
    status Active
26. 2025-01-04
    status Active
27. 2024-12-03
    status Active
28. 2024-09-11
    status Active
29. 2024-05-27
    status Active
30. 2024-05-07
    status Active
31. 2024-04-06
    status Active
32. 2024-04-05
    status Active
33. 2023-12-31
    price $215,000
34. 2023-11-21
    status Active
35. 2023-11-08
    status Active
36. 2023-10-26
    price $230,000
37. 2023-10-25
    status Active
38. 2023-10-12
    status Active
39. 2023-09-13
    status Active
40. 2023-07-14
    status Active
41. 2023-06-02
    listed $240,000 Active
42. 2023-05-03
    historical
43. 2023-04-21
    listed $237,000 Active
44. 2000-04-25
    soldstatus $55,000
45. 1975-05-01
    soldstatus $36,000

ⓘ 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 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: $42,895
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,432
• − Management: −$3,432
• − HOA: −$7,596
• − Depreciation: −$6,400
• Taxable income: $5,312
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $6,772/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

-93.9% since first listed

32 events — show timeline

• 2026-05-12 Listed for Rent $2,200 MARMLS
• 2026-05-05 Price Changed $220,000 MARMLS
• 2025-08-21 Listed $235,000 MARMLS
• 2025-06-24 Rental Removed $2,200 MARMLS
• 2025-05-31 Listed for Rent $2,200 MARMLS
• 2025-05-27 Listing Removed — MARMLS
• 2025-05-22 Rental Removed $2,100 MARMLS
• 2025-05-08 Relisted — MARMLS
• 2025-02-28 Listed for Rent $2,100 MARMLS
• 2025-02-28 Relisted — MARMLS
• 2025-02-28 Price Changed $210,000 MARMLS
• 2025-02-06 Relisted — MARMLS
• 2025-01-04 Relisted — MARMLS
• 2024-12-03 Relisted — MARMLS
• 2024-09-11 Relisted — MARMLS
• 2024-05-27 Relisted — MARMLS
• 2024-05-07 Relisted — MARMLS
• 2024-04-06 Relisted — MARMLS
• 2024-04-05 Relisted — MARMLS
• 2023-12-31 Price Changed $215,000 MARMLS
• 2023-11-21 Relisted — MARMLS
• 2023-11-08 Relisted — MARMLS
• 2023-10-26 Price Changed $230,000 MARMLS
• 2023-10-25 Relisted — MARMLS
• 2023-10-12 Relisted — MARMLS
• 2023-09-13 Relisted — MARMLS
• 2023-07-14 Relisted — MARMLS
• 2023-06-02 Listed $240,000 MARMLS
• 2023-05-03 Listing Removed — MARMLS
• 2023-04-21 Listed $237,000 MARMLS
• 2000-04-25 Sold (Public Records) $55,000 Public Records
• 1975-05-01 Sold (Public Records) $36,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $147 · -94.6% YoY. Source: county tax records.