2470-2472 NE 182nd Ter · Ojus, FL 33160

$740,000

4 bd · 2.0 ba · 1,778 sqft · MultiFamily public records · 143 Days on market

Built 1967

---

Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

BRAND NEW ROOF JUST INSTALLED/DUPLEX. Now is your opportunity to buy into an income producer with private yards & patios, steps away from the bright-line station Aventura area. Turnkey 2/1, 2/1 Duplex in a GREAT LOCATION, primed for massive appreciation. Tucked away in a quiet residential pocket off Dixie Highway! Recently renovated, new AC UNITS, large DUPLEX features 2 units both approx. 1000' of living area with a shared courtyard, separate enclosed patios & fenced yard. Lots of space for tenants with pets. Plenty of off-street parking with a separate laundry room on site. Rents are currently BELOW MARKET grossing $56,400 can be increased to $67,000, or more in this area ea

Key facts

• Fenced yard
• Shared courtyard
• Off-street parking

Tags

• PRIVATE YARDS
• SHARED COURTYARD
• FENCED YARD
• OFF-STREET PARKING
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Rent covers gardener, hot water, sewer, and trash collection
• Financial info: Units currently rent for $2,350 each (two units)
• HOA & community: Community laundry facilities

Exterior

• Parking: Open parking providing space for 6 vehicles
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story building; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two 2-bedroom units
• Flooring: Ceramic tile
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Double-hung and single-hung windows with metal frames; Smoke detectors; Patio access from interior (see exterior)
• Laundry & utility: In-unit washer and dryer; Shared laundry facilities in the community

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $740k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $678k (8.4% below list).
• Recommended offer: $651k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 8.7% in Ojus — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $6,777/mo this rent would consume 121% 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 $9k of equity ($5k loan paydown + $4k 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.
• By year 5, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($651k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y ago; this cycle's ask is 31389% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $304k; list at $740k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $651,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.1

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $5,448
• Equity at exit: $234,575

10-year hold

• IRR: 4.3%
• Equity multiple: 1.47×
• Total profit: $97,898
• Equity at exit: $298,216

Cash invested: $207,200 (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: 1879
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $6,777 medium
• Mortgage (P&I): −$3,881
• Tax from tax record: −$815 /mo · $9,776/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,423
• Net cashflow: $350

Break-even live

Break-even rent $6,334

Max offer price $740,000

Occupancy floor 90%

Sensitivity live

Price	-10% $769	-5% $560	+0% $350	+5% $141	+10% $-69
Rent	-10% $-185	-5% $83	+0% $350	+5% $618	+10% $886
Rate	-1.0pp $723	-0.5pp $538	base $350	+0.5pp $158	+1.0pp $-37

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,778
Total (2 units)			$6,777

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: $185,000
• Closing costs: $22,200
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-21
   days on market $740,000 Active 143 DOM
2. 2026-06-18
   days on market $740,000 Active 140 DOM
3. 2026-06-17
   days on market $740,000 Active 139 DOM
4. 2026-06-16
   days on market $740,000 Active 138 DOM
5. 2026-06-15
   days on market $740,000 Active 137 DOM
6. 2026-06-13
   days on market $740,000 Active 135 DOM
7. 2026-06-09
   days on market $740,000 Active 131 DOM
8. 2026-06-08
   days on market $740,000 Active 130 DOM
9. 2026-06-07
   days on market $740,000 Active 129 DOM
10. 2026-06-04
    days on market $740,000 Active 126 DOM
11. 2026-06-03
    days on market $740,000 Active 125 DOM
12. 2026-06-02
    days on market $740,000 Active 124 DOM
13. 2026-06-01
    days on market $740,000 Active 123 DOM
14. 2026-05-31
    days on market $740,000 Active 122 DOM
15. 2026-04-18
    historical $2,350
16. 2026-04-07
    listed $2,350
17. 2026-04-04
    historical $2,350
18. 2026-04-02
    listed $2,350
19. 2026-04-01
    historical $2,350
20. 2026-03-01
    listed $2,350
21. 2026-01-29
    listed $740,000 Active
22. 2025-11-12
    historical
23. 2025-10-24
    price $735,000
24. 2025-07-20
    price $725,000
25. 2025-05-09
    price $739,000
26. 2025-01-28
    listed $749,000 Active
27. 2024-11-25
    historical
28. 2024-09-30
    historical
29. 2024-08-21
    listed $774,900 Active
30. 2024-08-19
    status Active
31. 2024-06-21
    listed $769,900 Active
32. 2024-05-31
    historical
33. 2024-04-11
    price $759,000
34. 2024-03-02
    status Active
35. 2024-02-04
    price $749,000
36. 2024-01-20
    price $745,000
37. 2023-11-29
    listed $739,900 Active
38. 2021-01-25
    soldstatus $303,750
39. 2020-12-31
    status Pending
40. 2020-12-31
    historical
41. 2020-12-28
    listed $398,000 Active
42. 2017-04-07
    soldstatus $263,000 Sold
43. 2017-03-27
    soldstatus $263,000
44. 2017-03-08
    status Pending
45. 2017-03-01
    price $320,000
46. 2017-03-01
    status Active
47. 2017-02-06
    status Backup Contract
48. 2016-09-01
    listed $379,900 Active

ⓘ 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: $9,776 · $815/mo
• Projected year-2 tax: $9,776 · $815/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 X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 27 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: $81,324
• − Mortgage interest: −$41,452
• − Property taxes: −$9,776
• − Insurance: −$3,700
• − Repairs & maintenance: −$6,506
• − Management: −$6,506
• − Depreciation: −$21,527
• Taxable loss: −$8,142
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $6,157/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

-99.4% since first listed

34 events — show timeline

• 2026-04-18 Rental Removed $2,350 REALLYO
• 2026-04-07 Listed for Rent $2,350 REALLYO
• 2026-04-04 Rental Removed $2,350 REALLYO
• 2026-04-02 Listed for Rent $2,350 REALLYO
• 2026-04-01 Rental Removed $2,350 REALLYO
• 2026-03-01 Listed for Rent $2,350 REALLYO
• 2026-01-29 Listed $740,000 MARMLS
• 2025-11-12 Listing Removed — MARMLS
• 2025-10-24 Price Changed $735,000 MARMLS
• 2025-07-20 Price Changed $725,000 MARMLS
• 2025-05-09 Price Changed $739,000 MARMLS
• 2025-01-28 Listed $749,000 MARMLS
• 2024-11-25 Listing Removed — MARMLS
• 2024-09-30 Listing Removed — MARMLS
• 2024-08-21 Listed $774,900 MARMLS
• 2024-08-19 Relisted — MARMLS
• 2024-06-21 Listed $769,900 MARMLS
• 2024-05-31 Listing Removed — MARMLS
• 2024-04-11 Price Changed $759,000 MARMLS
• 2024-03-02 Relisted — MARMLS
• 2024-02-04 Price Changed $749,000 MARMLS
• 2024-01-20 Price Changed $745,000 MARMLS
• 2023-11-29 Listed $739,900 MARMLS
• 2021-01-25 Sold (Public Records) $303,750 Public Records
• 2020-12-31 Pending — MARMLS
• 2020-12-31 Listing Removed — MARMLS
• 2020-12-28 Listed $398,000 MARMLS
• 2017-04-07 Sold (MLS) $263,000 MARMLS
• 2017-03-27 Sold (Public Records) $263,000 Public Records
• 2017-03-08 Pending — MARMLS
• 2017-03-01 Price Changed $320,000 MARMLS
• 2017-03-01 Relisted — MARMLS
• 2017-02-06 Pending — MARMLS
• 2016-09-01 Listed $379,900 MARMLS

Property tax history

+6.5%/yr

Latest (2025): $9,776 · +4.7% YoY. Source: county tax records.