1750 NE 191st St #600 · Ojus, FL 33179

$277,999

2 bd · 2.0 ba · 1,633 sqft · Condo public records · 141 Days on market

Built 1970 $838/mo HOA · 19% 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 +29.1/30.0
• 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

2 Bedroom 2 Bath 2 balconies, water front with a nice view, 2 parking space minutes away to the beach, shops, bank, mall, shopping plaza, medical, groceries store, mayor highway. Water, cable and internet include within the HOA cost Motivated seller

Key facts

• Water front
• Nice view
• 2 parking space

Tags

• WATER FRONT
• NICE VIEW
• 2 BALCONIES
• 2 PARKING SPACE
• MINUTES AWAY TO THE BEACH

Property features AI

Finance

• Other: Pets allowed (with limits)
• HOA & community: HOA with monthly fee; Community pool

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Assigned and guest parking available
• Utilities: Cable available
• Home design: Condominium; 8-story building; Resale property; Faces northwest
• Construction: Concrete construction
• Exterior features: Waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $278k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $245k (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: 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.
• Zoned schools: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL).
• 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 $4,492/mo this rent would consume 83% 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 $8k 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 141 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 12y ago; this cycle's ask is 10802% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,639 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1970 — 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: 1.62% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• 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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-22,418
• Equity at exit: $41,451

10-year hold

• IRR: -4.8%
• Equity multiple: 0.74×
• Total profit: $-20,039
• Equity at exit: $24,036

Cash invested: $77,840 (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: $4,492 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$116
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$838
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $536

Break-even live

Break-even rent $3,814

Max offer price $277,999

Occupancy floor 83%

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $838 · $10,056/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $277,999 Active 141 DOM
2. 2026-06-17
   days on market $277,999 Active 140 DOM
3. 2026-06-16
   days on market $277,999 Active 139 DOM
4. 2026-06-15
   days on market $277,999 Active 138 DOM
5. 2026-06-13
   days on market $277,999 Active 136 DOM
6. 2026-06-09
   days on market $277,999 Active 132 DOM
7. 2026-06-08
   days on market $277,999 Active 131 DOM
8. 2026-06-07
   days on market $277,999 Active 130 DOM
9. 2026-06-04
   days on market $277,999 Active 127 DOM
10. 2026-06-03
    days on market $277,999 Active 126 DOM
11. 2026-06-02
    days on market $277,999 Active 125 DOM
12. 2026-06-01
    days on market $277,999 Active 124 DOM
13. 2026-05-31
    days on market $277,999 Active 123 DOM
14. 2026-04-29
    price $2,200
15. 2026-04-27
    price $277,999
16. 2026-04-08
    price $2,400
17. 2026-03-31
    listed $2,550
18. 2026-03-31
    historical $2,650
19. 2026-03-31
    listed $2,650
20. 2026-03-31
    historical $2,650
21. 2026-03-30
    price $279,999
22. 2026-03-02
    price $2,650
23. 2026-03-01
    price $269,999
24. 2026-01-29
    listed $2,750
25. 2026-01-28
    listed $279,999 Active
26. 2026-01-01
    historical $2,550
27. 2026-01-01
    historical
28. 2025-11-25
    price $2,550
29. 2025-11-08
    listed $2,650
30. 2025-10-31
    historical $2,750
31. 2025-10-11
    listed $2,750
32. 2025-10-10
    listed $275,000 Active
33. 2025-10-01
    historical $2,600
34. 2025-10-01
    historical
35. 2025-09-18
    price $2,600
36. 2025-08-21
    price $279,900
37. 2025-08-19
    price $2,675
38. 2025-08-01
    price $2,650
39. 2025-07-31
    price $285,900
40. 2025-07-11
    price $2,750
41. 2025-06-13
    listed $289,900 Active
42. 2025-05-15
    historical
43. 2025-05-02
    price $2,800
44. 2025-05-01
    price $290,000
45. 2025-03-29
    price $2,700
46. 2025-03-28
    price $299,000
47. 2025-02-28
    listed $2,900
48. 2025-02-26
    price $299,900
49. 2025-02-11
    listed $309,900 Active
50. 2025-01-12
    historical

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$213/yr (+$18/mo · 10.2%)

ⓘ 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 6 d/yr ≥104°F today · 22 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: $53,900
• − Mortgage interest: −$15,572
• − Property taxes: −$2,095
• − Insurance: −$6,508
• − Repairs & maintenance: −$4,312
• − Management: −$4,312
• − HOA: −$10,056
• − Depreciation: −$8,087
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $5,718/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

-95.9% since first listed

51 events — show timeline

• 2026-04-29 Price Changed $2,200 RMLSFL
• 2026-04-27 Price Changed $277,999 Beaches MLS
• 2026-04-08 Price Changed $2,400 RMLSFL
• 2026-03-31 Listed for Rent $2,550 RMLSFL
• 2026-03-31 Rental Removed $2,650 RMLSFL
• 2026-03-31 Listed for Rent $2,650 RMLSFL
• 2026-03-31 Rental Removed $2,650 GFLMLS
• 2026-03-30 Price Changed $279,999 Beaches MLS
• 2026-03-02 Price Changed $2,650 GFLMLS
• 2026-03-01 Price Changed $269,999 Beaches MLS
• 2026-01-29 Listed for Rent $2,750 GFLMLS
• 2026-01-28 Listed $279,999 Beaches MLS
• 2026-01-01 Rental Removed $2,550 GFLMLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-11-25 Price Changed $2,550 GFLMLS
• 2025-11-08 Listed for Rent $2,650 GFLMLS
• 2025-10-31 Rental Removed $2,750 GFLMLS
• 2025-10-11 Listed for Rent $2,750 GFLMLS
• 2025-10-10 Listed $275,000 Beaches MLS
• 2025-10-01 Rental Removed $2,600 RMLSFL
• 2025-10-01 Listing Removed — Beaches MLS
• 2025-09-18 Price Changed $2,600 RMLSFL
• 2025-08-21 Price Changed $279,900 Beaches MLS
• 2025-08-19 Price Changed $2,675 RMLSFL
• 2025-08-01 Price Changed $2,650 RMLSFL
• 2025-07-31 Price Changed $285,900 Beaches MLS
• 2025-07-11 Price Changed $2,750 RMLSFL
• 2025-06-13 Listed $289,900 Beaches MLS
• 2025-05-15 Listing Removed — Beaches MLS
• 2025-05-02 Price Changed $2,800 RMLSFL
• 2025-05-01 Price Changed $290,000 Beaches MLS
• 2025-03-29 Price Changed $2,700 RMLSFL
• 2025-03-28 Price Changed $299,000 Beaches MLS
• 2025-02-28 Listed for Rent $2,900 RMLSFL
• 2025-02-26 Price Changed $299,900 Beaches MLS
• 2025-02-11 Listed $309,900 Beaches MLS
• 2025-01-12 Listing Removed — Beaches MLS
• 2024-11-01 Price Changed $299,900 Beaches MLS
• 2024-10-11 Listed $319,900 Beaches MLS
• 2023-02-02 Sold (Public Records) $250,000 Public Records
• 2023-01-31 Sold (MLS) $250,000 MARMLS
• 2022-12-09 Contingent — MARMLS
• 2022-11-11 Price Changed $257,000 MARMLS
• 2022-10-24 Listed $270,000 MARMLS
• 2021-11-19 Sold (Public Records) $170,000 Public Records
• 2014-08-04 Sold (MLS) $80,000 MARMLS
• 2014-05-05 Pending — MARMLS
• 2014-05-05 Price Changed $84,900 MARMLS
• 2014-03-26 Listed $104,900 MARMLS
• 2000-02-02 Sold (Public Records) $68,000 Public Records
• 1990-05-11 Sold (Public Records) $54,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,095 · -6.9% YoY. Source: county tax records.