17890 W Dixie Hwy #603 · Ojus, FL 33160

$260,000

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 20 Days on market

Built 1979 $614/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 +24.8/30.0
• 1% rule +9.1/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover Greynolds Park Club, a unique find nestled along Dixie Highway in North Miami Beach, Greynolds Park and steps from Aventura and Sunny Isles Beach. This completely remodeled 2 bedrooms, 2 full size bathrooms offers a private floor plan with oversized rooms, ample closet space and a double door entry. Porcelain title flooring throughout and upgraded Impact Windows and Doors already installed. Kitchen opens to a private terrace facing Aventura and Sunny Isles Skyline. Located a short walk to Greynolds Park offering 249 acres of nature trails, picnic areas, watercraft rentals, a golf course, and nature programs in a peaceful setting. A truly unique blend of suburban tranquility and urb

Key facts

• Private floor plan
• Oversized rooms
• Ample closet space

Tags

• PRIVATE FLOOR PLAN
• OVERSIZED ROOMS
• AMPLE CLOSET SPACE
• DOUBLE DOOR ENTRY
• PORCELAIN TILE FLOORING
• UPGRADED IMPACT WINDOWS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $614; Association covers management, insurance, legal/accounting, grounds maintenance, structure maintenance, pest control, pool(s), sewer, trash and water; Association amenities: elevator(s), fitness center, pool

Exterior

• Parking: 1 covered space; Garage with 1 space
• Security: Complex fenced; Key card entry; Secured lobby; Smoke detectors
• Utilities: Water service included in association; Sewer included in association; Electric power
• Home design: 7-story building; Unit on entry level 6; Updated/remodeled; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio; Barbecue; Courtyard; Fence; Security/high-impact doors; Association pool; Waterfront on a creek

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Impact glass windows; French doors; Entrance foyer; Living/dining room; Sitting area in primary; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $256k (1.5% 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,671/mo this rent would consume 66% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $175k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.31×
• Total profit: $22,575
• Equity at exit: $82,418

10-year hold

• IRR: 9.3%
• Equity multiple: 2.01×
• Total profit: $73,229
• Equity at exit: $104,779

Cash invested: $72,800 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$266 /mo · $3,193/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$614
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $482

Break-even live

Break-even rent $3,061

Max offer price $260,000

Occupancy floor 82%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $260,000 Active 20 DOM
2. 2026-06-17
   days on market $260,000 Active 19 DOM
3. 2026-06-16
   days on market $260,000 Active 18 DOM
4. 2026-06-15
   days on market $260,000 Active 17 DOM
5. 2026-06-13
   days on market $260,000 Active 15 DOM
6. 2026-06-09
   days on market $260,000 Active 11 DOM
7. 2026-06-08
   days on market $260,000 Active 10 DOM
8. 2026-06-07
   days on market $260,000 Active 9 DOM
9. 2026-06-04
   days on market $260,000 Active 6 DOM
10. 2026-06-03
    days on market $260,000 Active 5 DOM
11. 2026-06-02
    days on market $260,000 Active 4 DOM
12. 2026-06-01
    days on market $260,000 Active 3 DOM
13. 2026-05-31
    days on market $260,000 Active 2 DOM

ⓘ 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: $3,193 · $266/mo
• Projected year-2 tax: $3,193 · $266/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 7/10 Severe FEMA zone X · 76% 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: $44,054
• − Mortgage interest: −$14,564
• − Property taxes: −$3,193
• − Insurance: −$2,098
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$7,368
• − Depreciation: −$7,564
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $5,250/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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+288.1% since first listed

25 events — show timeline

• 2026-05-29 Listed $260,000 MARMLS
• 2026-04-20 Pending — MARMLS
• 2026-04-20 Listing Removed — MARMLS
• 2026-01-14 Listed $265,000 MARMLS
• 2026-01-13 Listing Removed — MARMLS
• 2025-08-14 Listed $295,000 MARMLS
• 2021-02-09 Sold (Public Records) $175,000 Public Records
• 2021-01-26 Sold (MLS) $175,000 MARMLS
• 2020-12-23 Pending — MARMLS
• 2020-11-30 Listed $175,000 MARMLS
• 2020-06-30 Listing Removed — MARMLS
• 2020-06-29 Relisted — MARMLS
• 2020-06-22 Relisted — MARMLS
• 2020-06-03 Delisted — MARMLS
• 2020-05-31 Relisted — MARMLS
• 2020-05-12 Delisted — MARMLS
• 2020-04-30 Relisted — MARMLS
• 2020-03-31 Delisted — MARMLS
• 2020-02-17 Price Changed $187,000 MARMLS
• 2019-12-05 Listed $200,000 MARMLS
• 1999-06-04 Sold (Public Records) $60,000 Public Records
• 1994-11-29 Sold (Public Records) $57,300 Public Records
• 1991-04-08 Sold (Public Records) $44,000 Public Records
• 1986-10-01 Sold (Public Records) $47,000 Public Records
• 1982-08-01 Sold (Public Records) $67,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,193 · +11.9% YoY. Source: county tax records.