17890 W Dixie Hwy #714 · Ojus, FL 33160

$249,000

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 441 Days on market

Built 1979 $690/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 +25.0/30.0
• 1% rule +9.7/10.0
• DSCR +8.1/10.0
• 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

Great location, 2/2 unit, new kitchen, stainless steel appliances, large balcony, tile floors and vinyl laminate in bedrooms. Building went under substantial renovations, facade, parking garage, pool, new windows. Fenced complex close to Aventura , easy access to I 95, shopping plazas.

Key facts

• Easy access
• New kitchen
• Large balcony

Tags

• NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE BALCONY
• SUBSTANTIAL RENOVATIONS
• FENCED COMPLEX
• EASY ACCESS

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee of $690; Association covers common areas, structure maintenance, pool, trash, and water; Building amenities include elevator(s) and pool

Exterior

• Parking: Assigned covered parking (1 space); 1-car garage
• Security: Complex fenced; Intercom; Secured lobby; Smoke detector(s)
• Utilities: Cable available
• Home design: Condominium (attached property); 7-story building; Unit on 7th floor; Block construction
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $219k (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: 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $117k; list at $249k implies a 113% gain — meaningful room to come down on a strong offer.

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 $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 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 1979 — 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: 1.47% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 5.7

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: 6.6%
• Equity multiple: 1.32×
• Total profit: $22,184
• Equity at exit: $78,931

10-year hold

• IRR: 9.4%
• Equity multiple: 2.01×
• Total profit: $70,707
• Equity at exit: $100,346

Cash invested: $69,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$260 /mo · $3,120/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$690
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $474

Break-even live

Break-even rent $3,071

Max offer price $249,000

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $690 · $8,280/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $249,000 Active 441 DOM
2. 2026-06-17
   days on market $249,000 Active 440 DOM
3. 2026-06-16
   days on market $249,000 Active 439 DOM
4. 2026-06-15
   days on market $249,000 Active 438 DOM
5. 2026-06-13
   days on market $249,000 Active 436 DOM
6. 2026-06-09
   days on market $249,000 Active 432 DOM
7. 2026-06-08
   days on market $249,000 Active 431 DOM
8. 2026-06-08
   days on market $249,000 Active 430 DOM
9. 2026-06-04
   days on market $249,000 Active 427 DOM
10. 2026-06-03
    days on market $249,000 Active 426 DOM
11. 2026-06-02
    days on market $249,000 Active 425 DOM
12. 2026-06-01
    days on market $249,000 Active 424 DOM
13. 2026-05-31
    days on market $249,000 Active 423 DOM
14. 2025-04-02
    listed $249,000 Active
15. 2024-12-30
    historical
16. 2024-12-12
    status Active
17. 2024-07-08
    listed $275,000 Active
18. 2019-07-16
    historical
19. 2018-05-15
    listed $186,000 Active
20. 2018-04-03
    historical
21. 2017-04-06
    status Active
22. 2017-03-21
    status Pending
23. 2016-03-30
    price $181,000
24. 2015-10-06
    listed $180,000 Active
25. 2013-09-12
    soldstatus $117,000
26. 2013-09-03
    soldstatus $117,000 Sold
27. 2013-07-31
    status Pending
28. 2013-07-19
    status Active
29. 2013-07-10
    status Pending
30. 2013-07-03
    status Active
31. 2013-06-22
    status Pending
32. 2004-12-20
    soldstatus $167,000
33. 2000-08-09
    soldstatus $61,000
34. 1997-04-03
    soldstatus $49,000
35. 1984-07-01
    soldstatus $70,000

ⓘ 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: $3,120 · $260/mo
• Projected year-2 tax: $3,120 · $260/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: −$13,948
• − Property taxes: −$3,120
• − Insurance: −$2,042
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$8,280
• − Depreciation: −$7,244
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $5,122/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
• City population: 34,147
• 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

+255.7% since first listed

22 events — show timeline

• 2025-04-02 Listed $249,000 MARMLS
• 2024-12-30 Listing Removed — MARMLS
• 2024-12-12 Relisted — MARMLS
• 2024-07-08 Listed $275,000 MARMLS
• 2019-07-16 Listing Removed — MARMLS
• 2018-05-15 Listed $186,000 MARMLS
• 2018-04-03 Listing Removed — MARMLS
• 2017-04-06 Relisted — MARMLS
• 2017-03-21 Pending — MARMLS
• 2016-03-30 Price Changed $181,000 MARMLS
• 2015-10-06 Listed $180,000 MARMLS
• 2013-09-12 Sold (Public Records) $117,000 Public Records
• 2013-09-03 Sold (MLS) $117,000 MARMLS
• 2013-07-31 Pending — MARMLS
• 2013-07-19 Relisted — MARMLS
• 2013-07-10 Pending — MARMLS
• 2013-07-03 Relisted — MARMLS
• 2013-06-22 Pending — MARMLS
• 2004-12-20 Sold (Public Records) $167,000 Public Records
• 2000-08-09 Sold (Public Records) $61,000 Public Records
• 1997-04-03 Sold (Public Records) $49,000 Public Records
• 1984-07-01 Sold (Public Records) $70,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,120 · +12.0% YoY. Source: county tax records.