18601 NE 14th Ave #411 · Ojus, FL 33179

$219,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 104 Days on market

Built 1968 $696/mo HOA · 20% 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 +29.9/30.0
• 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

Beautiful 4th-floor condo with stunning lake views in North Miami Beach! This 2-bedroom, 2-bath unit features ceramic tile floors in the main living areas and laminate flooring in the bedrooms. Spacious layout, great natural light, and serene water views make this home a must-see. Beautiful 4th-floor condo with stunning lake views in North Miami Beach! This 2-bedroom, 2-bath unit features ceramic tile floors in the main living areas and laminate flooring in the bedrooms. Spacious layout, great natural light, and serene water views make this home a must-see. Tenant occupied - Great investment opportunity.

Key facts

• Laminate flooring
• Water views
• Lake views

Tags

• LAKE VIEWS
• CERAMIC TILE FLOORS
• LAMINATE FLOORING
• NATURAL LIGHT
• WATER VIEWS

Property features AI

Finance

• Other: Pets allowed with restrictions or conditional; Association-managed amenities and services
• HOA & community: Monthly association fee; Association amenities include elevator(s), fitness center, pool, storage, trash; Association fee covers laundry, maintenance of structure, parking, pest control, sewer, trash and water

Exterior

• Parking: 1 covered garage space; One parking space
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors
• Utilities: Water service; Sewer service; Electric service
• Home design: Attached property; 4 stories; Entry on 4th level; Has a view
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch; Exterior lighting; Association pool; Lakefront/waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast area; Eat-in kitchen; Combined living/dining room; Elevator; Storage room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,526/mo this rent would consume 65% 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 104 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $189k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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'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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.61% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 5.2

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-19,939
• Equity at exit: $32,654

10-year hold

• IRR: -6.4%
• Equity multiple: 0.66×
• Total profit: $-20,570
• Equity at exit: $18,935

Cash invested: $61,320 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,526 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$91
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$696
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $385

Break-even live

Break-even rent $3,038

Max offer price $219,000

Occupancy floor 84%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $696 · $8,352/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $219,000 Active 104 DOM
2. 2026-06-17
   days on market $219,000 Active 103 DOM
3. 2026-06-16
   days on market $219,000 Active 102 DOM
4. 2026-06-15
   days on market $219,000 Active 101 DOM
5. 2026-06-13
   days on market $219,000 Active 99 DOM
6. 2026-06-09
   days on market $219,000 Active 95 DOM
7. 2026-06-08
   days on market $219,000 Active 94 DOM
8. 2026-06-07
   days on market $219,000 Active 93 DOM
9. 2026-06-04
   days on market $219,000 Active 90 DOM
10. 2026-06-03
    days on market $219,000 Active 89 DOM
11. 2026-06-02
    days on market $219,000 Active 88 DOM
12. 2026-06-01
    days on market $219,000 Active 87 DOM
13. 2026-05-31
    days on market $219,000 Active 86 DOM
14. 2026-03-03
    listed $219,000 Active
15. 2024-10-17
    historical $2,300
16. 2024-09-20
    listed $2,300
17. 2024-09-20
    historical $2,300
18. 2024-09-18
    listed $2,300
19. 2024-09-15
    historical $2,300
20. 2024-08-18
    price $2,300
21. 2024-08-04
    price $2,200
22. 2024-07-19
    price $2,300
23. 2024-07-03
    price $2,350
24. 2024-05-18
    price $2,500
25. 2024-04-12
    price $2,670
26. 2024-03-15
    listed $2,870
27. 2006-06-05
    soldstatus $189,000
28. 2006-01-12
    soldstatus $159,000
29. 2002-05-31
    soldstatus $80,000
30. 2000-12-08
    soldstatus $31,500
31. 1978-11-01
    soldstatus $39,000

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$1,367/yr (+$114/mo · 303.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 29% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 20 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: $42,306
• − Mortgage interest: −$12,267
• − Property taxes: −$450
• − Insurance: −$6,214
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − HOA: −$8,352
• − Depreciation: −$6,371
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $4,173/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

+461.5% since first listed

18 events — show timeline

• 2026-03-03 Listed $219,000 MARMLS
• 2024-10-17 Rental Removed $2,300 LISTANZA
• 2024-09-20 Listed for Rent $2,300 LISTANZA
• 2024-09-20 Rental Removed $2,300 MARMLS
• 2024-09-18 Listed for Rent $2,300 MARMLS
• 2024-09-15 Rental Removed $2,300 MARMLS
• 2024-08-18 Price Changed $2,300 MARMLS
• 2024-08-04 Price Changed $2,200 MARMLS
• 2024-07-19 Price Changed $2,300 MARMLS
• 2024-07-03 Price Changed $2,350 MARMLS
• 2024-05-18 Price Changed $2,500 MARMLS
• 2024-04-12 Price Changed $2,670 MARMLS
• 2024-03-15 Listed for Rent $2,870 MARMLS
• 2006-06-05 Sold (Public Records) $189,000 Public Records
• 2006-01-12 Sold (Public Records) $159,000 Public Records
• 2002-05-31 Sold (Public Records) $80,000 Public Records
• 2000-12-08 Sold (Public Records) $31,500 Public Records
• 1978-11-01 Sold (Public Records) $39,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $450 · +2.2% YoY. Source: county tax records.