1530 NE 191st St #205 · Ojus, FL 33179

$160,000

1 bd · 1.0 ba · 954 sqft · Condo public records · 50 Days on market

Built 1966 $435/mo HOA · 13% 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

Waterfront living in the desirable Skylake community. This spacious 1-bedroom, 1.5-bath condo offers a private balcony with serene water views, a brand-new AC, and a bright, open living and dining area. The oversized primary bedroom also overlooks the water. Features include wood flooring throughout with no carpet or popcorn ceilings, a large kitchen with appliances, and newly installed impact windows—the first in the building—providing added security and energy efficiency. Prime location just minutes from Aventura, I-95, shopping, dining, and supermarkets. Building has reserves allowing as little as 5% down (buyer to verify; see budget). Seller is motivated. Schedule your priva

Key facts

• Brand-new ac
• Wood flooring
• Private balcony

Tags

• PRIVATE BALCONY
• SERENE WATER VIEWS
• BRAND-NEW AC
• WOOD FLOORING
• LARGE KITCHEN
• NEWLY INSTALLED IMPACT WINDOWS

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, elevators, and pool; HOA covers amenities, laundry, parking, pool(s), and roof

Exterior

• Parking: Guest parking; Two or more parking spaces
• Security: Security guard; Smoke detector(s)
• Utilities: Water: connected; Sewer: connected; Power: electric
• Home design: 4-story building; Entry on third floor; Attached property
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony; Association pool; Lakefront; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Trash compactor
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Family/dining room; Living/dining room; Pantry; Third-floor entry; Walk-in closet(s); Elevator; Accessible elevator installed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 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 $3,331/mo this rent would consume 61% 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 $5k 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 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 9312% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.08% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• 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: 4.7%
• Equity multiple: 1.17×
• Total profit: $7,711
• Equity at exit: $23,857

10-year hold

• IRR: 10.0%
• Equity multiple: 1.63×
• Total profit: $28,125
• Equity at exit: $13,834

Cash invested: $44,800 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,331 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$435
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $661

Break-even live

Break-even rent $2,494

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $752	-5% $707	+0% $661	+5% $616	+10% $571
Rent	-10% $398	-5% $530	+0% $661	+5% $793	+10% $925
Rate	-1.0pp $742	-0.5pp $702	base $661	+0.5pp $620	+1.0pp $578

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $160,000 Active 50 DOM
2. 2026-06-17
   days on market $160,000 Active 49 DOM
3. 2026-06-16
   days on market $160,000 Active 48 DOM
4. 2026-06-15
   days on market $160,000 Active 47 DOM
5. 2026-06-13
   days on market $160,000 Active 45 DOM
6. 2026-06-09
   days on market $160,000 Active 41 DOM
7. 2026-06-08
   days on market $160,000 Active 40 DOM
8. 2026-06-07
   days on market $160,000 Active 39 DOM
9. 2026-06-04
   days on market $160,000 Active 36 DOM
10. 2026-06-03
    days on market $160,000 Active 35 DOM
11. 2026-06-02
    days on market $160,000 Active 34 DOM
12. 2026-06-01
    days on market $160,000 Active 33 DOM
13. 2026-05-31
    days on market $160,000 Active 32 DOM
14. 2026-05-08
    price $160,000
15. 2026-04-30
    listed $1,700
16. 2026-04-29
    listed $165,000 Active
17. 2026-04-29
    historical
18. 2026-03-27
    historical $1,750
19. 2026-02-27
    price $165,000
20. 2026-01-08
    price $170,000
21. 2026-01-08
    listed $160,000 Active
22. 2026-01-01
    historical
23. 2025-12-17
    listed $1,750
24. 2025-07-23
    price $170,900
25. 2025-07-06
    price $180,900
26. 2025-05-29
    listed $189,900 Active
27. 2025-01-23
    listed $189,900 Active
28. 2022-12-01
    soldstatus $145,000
29. 2022-11-23
    soldstatus $145,000 Closed
30. 2022-10-07
    status Pending
31. 2022-09-23
    listed $159,000 Active
32. 2005-12-15
    soldstatus $155,000
33. 2005-02-04
    soldstatus $109,900
34. 1980-12-01
    soldstatus $63,000
35. 1973-05-01
    soldstatus $28,000

ⓘ 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: $2,439 · $203/mo
• Projected year-2 tax: $2,439 · $203/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 · 29% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 25 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: $39,977
• − Mortgage interest: −$8,962
• − Property taxes: −$2,439
• − Insurance: −$5,918
• − Repairs & maintenance: −$3,198
• − Management: −$3,198
• − HOA: −$5,220
• − Depreciation: −$4,655
• Taxable income: $6,387
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $6,404/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

+471.4% since first listed

22 events — show timeline

• 2026-05-08 Price Changed $160,000 MARMLS
• 2026-04-30 Listed for Rent $1,700 MARMLS
• 2026-04-29 Listing Removed — MARMLS
• 2026-04-29 Listed $165,000 MARMLS
• 2026-03-27 Rental Removed $1,750 MARMLS
• 2026-02-27 Price Changed $165,000 MARMLS
• 2026-01-08 Price Changed $170,000 MARMLS
• 2026-01-08 Listed $160,000 MARMLS
• 2026-01-01 Listing Removed — MARMLS
• 2025-12-17 Listed for Rent $1,750 MARMLS
• 2025-07-23 Price Changed $170,900 MARMLS
• 2025-07-06 Price Changed $180,900 MARMLS
• 2025-05-29 Listed $189,900 MARMLS
• 2025-01-23 Listed $189,900 MARMLS
• 2022-12-01 Sold (Public Records) $145,000 Public Records
• 2022-11-23 Sold (MLS) $145,000 MARMLS
• 2022-10-07 Pending — MARMLS
• 2022-09-23 Listed $159,000 MARMLS
• 2005-12-15 Sold (Public Records) $155,000 Public Records
• 2005-02-04 Sold (Public Records) $109,900 Public Records
• 1980-12-01 Sold (Public Records) $63,000 Public Records
• 1973-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,439 · -4.6% YoY. Source: county tax records.