1700 NE 191st St #508 · Ojus, FL 33179

$195,000

2 bd · 1.0 ba · 1,036 sqft · Condo public records · 109 Days on market

Built 1972 $688/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 +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

Spacious and well-maintained 2-bedroom, 2-bath residence featuring a serene lake view and oversized screened balcony — perfect for relaxing or entertaining. Located in a gated condo community in a prime location close to Publix, CVS, Walgreens, dining, and everyday conveniences. Excellent opportunity for both end-users and investors. Priced to sell and will not last. Tenant occupied. 24-hour notice required for showings. For showings, please contact Listing Agent.

Key facts

• Screened balcony
• Lake view
• Prime location

Tags

• LAKE VIEW
• SCREENED BALCONY
• GATED CONDO COMMUNITY
• PRIME LOCATION

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $688; Association covers common areas, cable TV, grounds maintenance, parking, pest control, pool(s), sewer, security, trash and water; Community amenities include laundry, pool and elevators

Exterior

• Parking: Assigned parking; Guest parking; Covered parking (1 space); 1-car garage
• Security: Complex is fenced; Security guard
• Utilities: Association water; Association sewer; Association trash; Electrical service (power available)
• Home design: Condo/attached property; 8-story building; Unit located on 5th floor; Entry on level 5
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Enclosed porch; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $3,440/mo this rent would consume 63% 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $165k; 18% 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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1972 — 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. 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.
10. 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.
11. 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: 1.76% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 4.7

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: -10.7%
• Equity multiple: 0.63×
• Total profit: $-20,364
• Equity at exit: $29,075

10-year hold

• IRR: -9.6%
• Equity multiple: 0.53×
• Total profit: $-25,602
• Equity at exit: $16,860

Cash invested: $54,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,440 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$688
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $312

Break-even live

Break-even rent $3,045

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $688 · $8,256/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-17
   days on market $195,000 Active 109 DOM
2. 2026-06-16
   days on market $195,000 Active 108 DOM
3. 2026-06-15
   days on market $195,000 Active 107 DOM
4. 2026-06-13
   days on market $195,000 Active 105 DOM
5. 2026-06-09
   days on market $195,000 Active 101 DOM
6. 2026-06-08
   days on market $195,000 Active 100 DOM
7. 2026-06-07
   days on market $195,000 Active 99 DOM
8. 2026-06-04
   days on market $195,000 Active 96 DOM
9. 2026-06-03
   days on market $195,000 Active 95 DOM
10. 2026-06-02
    days on market $195,000 Active 94 DOM
11. 2026-06-01
    days on market $195,000 Active 93 DOM
12. 2026-05-31
    days on market $195,000 Active 92 DOM
13. 2026-03-28
    price $195,000
14. 2026-02-28
    listed $200,000 Active
15. 2024-07-03
    soldstatus $165,000
16. 2024-01-30
    historical
17. 2023-12-04
    listed $170,000 Active
18. 2023-05-24
    historical
19. 2023-02-08
    price $179,999
20. 2023-02-05
    status Active
21. 2022-10-30
    status Pending
22. 2022-08-08
    listed $199,000 Active
23. 2020-10-28
    historical
24. 2020-09-25
    listed $132,000 Active
25. 2016-05-06
    soldstatus $70,000 Sold
26. 2016-04-13
    status Pending
27. 2016-04-01
    status Backup Contract
28. 2016-03-21
    price $69,900
29. 2016-02-12
    price $84,900
30. 2015-12-15
    listed $94,900 Active
31. 2014-08-28
    status Pending
32. 2014-08-01
    historical
33. 2014-07-26
    status Active
34. 2014-05-10
    status Active
35. 2014-03-27
    status Pending
36. 2014-03-08
    status Pending
37. 2014-03-08
    price $65,000
38. 2014-03-05
    listed $85,000 Active
39. 2007-12-13
    soldstatus $145,000
40. 2007-12-07
    soldstatus $145,000
41. 2007-04-16
    listed $149,900
42. 1973-10-01
    soldstatus $33,500

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,280
• − Mortgage interest: −$10,923
• − Property taxes: −$2,242
• − Insurance: −$6,094
• − Repairs & maintenance: −$3,302
• − Management: −$3,302
• − HOA: −$8,256
• − Depreciation: −$5,673
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,391/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

+482.1% since first listed

30 events — show timeline

• 2026-03-28 Price Changed $195,000 MARMLS
• 2026-02-28 Listed $200,000 MARMLS
• 2024-07-03 Sold (Public Records) $165,000 Public Records
• 2024-01-30 Listing Removed — MARMLS
• 2023-12-04 Listed $170,000 MARMLS
• 2023-05-24 Listing Removed — MARMLS
• 2023-02-08 Price Changed $179,999 MARMLS
• 2023-02-05 Relisted — MARMLS
• 2022-10-30 Pending — MARMLS
• 2022-08-08 Listed $199,000 MARMLS
• 2020-10-28 Listing Removed — MARMLS
• 2020-09-25 Listed $132,000 MARMLS
• 2016-05-06 Sold (MLS) $70,000 MARMLS
• 2016-04-13 Pending — MARMLS
• 2016-04-01 Pending — MARMLS
• 2016-03-21 Price Changed $69,900 MARMLS
• 2016-02-12 Price Changed $84,900 MARMLS
• 2015-12-15 Listed $94,900 MARMLS
• 2014-08-28 Pending — Beaches MLS
• 2014-08-01 Listing Removed — Beaches MLS
• 2014-07-26 Relisted — Beaches MLS
• 2014-05-10 Relisted — Beaches MLS
• 2014-03-27 Pending — Beaches MLS
• 2014-03-08 Pending — Beaches MLS
• 2014-03-08 Price Changed $65,000 Beaches MLS
• 2014-03-05 Listed $85,000 Beaches MLS
• 2007-12-13 Sold (Public Records) $145,000 Public Records
• 2007-12-07 Sold (MLS) $145,000 MARMLS
• 2007-04-16 Listed $149,900 MARMLS
• 1973-10-01 Sold (Public Records) $33,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $2,242 · +13.4% YoY. Source: county tax records.