1770 NE 191st St Unit 813-1 · Ojus, FL
Flood risk 6/10 · Moderate
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.75%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 104°F)
- 6 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.4/10.0
- Livability +4.2/5.0
- Condition / age +3.8/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$110,000
1770 NE 191st St Unit 813-1 · Ojus, FL 33179
1 bd · 1.5 ba · 1,036 sqft · Condo
· 117 Days on market
Built 1969
$106/sqft
· 27% below area
Est $151k · 27% under
$671/mo HOA · 20% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
INVESTOR-LOCATION: LOWER PRICE. UNIC OPPORTUNITY. Great unit in North Miami Beach! Private, quiet and well-maintained community. Spacious and bright Apartment 1-bedroom, 1.5-bathroom. Huge bedroom plus convertible den/office. Ample closet space. Balcony with lake and pool views. Close to Freeways, Aventura Mall, and Sunny Isles Beach. Walking distance to a Shopping center, Banks & Publix. Near Walmart, Marshalls, Ross, Home Depot. A wide variety of Restaurants and Shops nearby. Close to excellent Schools. . Easy to show. Please. .. Submit your offer now! SEE ATTACHED Requirements.
Key facts
- Close to freeways
- Near walmart
- $671 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.5-bath condo listed at $110k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $742 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $110k).
- Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
- Cap rate 19.0% vs local median 5.8% 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: 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; 810 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
- At projected returns (-3.0% appreciation + 0.2% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 117 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
- 9 sale attempts since 12y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $52k; list at $110k implies a 112% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
- 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
$100,100
(9.0% below list)
Questions for the listing agent
- It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 2.99% ✓
- Cap rate
- 19.04%
- Cash-on-cash
- 45.52%
- DSCR
- 3.03
- GRM
- 2.8
CMA / ARV
- ARV (median comp)
- $150,757
- List price
- $110,000
- Delta
- -27.04%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1540 NE 191st St #244 | 0.27mi | 2/2.0 (+1) | 1,040 (+0%) | 0mo | $167,000 | $161 | 79 |
| 1540 NE 191st St #140 | 0.27mi | 1/1.5 | 954 (-8%) | 1mo | $100,000 | $105 | 73 |
| 1701 NE 191st St Unit A103 | 0.11mi | 1/1.5 | 898 (-13%) | 0mo | $185,000 | $206 | 72 |
| 18061 Biscayne Blvd #1203 | 1.43mi | 1/1.5 | 1,005 (-3%) | 1mo | $180,000 | $179 | 59 |
| 18555 NE 14th Ave Unit 502-B | 0.48mi | 2/2.0 (+1) | 1,146 (+11%) | 1mo | $150,000 | $131 | 52 |
| 1301 NE 191st St Unit F103 | 0.55mi | 1/1.5 | 898 (-13%) | 1mo | $175,000 | $195 | 51 |
| 1170 NE 191st St #35 | 0.76mi | 1/1.5 | 830 (-20%) | 0mo | $140,000 | $169 | 40 |
| 1100 NE 191st St #44 | 0.83mi | 2/2.0 (+1) | 1,150 (+11%) | 0mo | $133,000 | $116 | 39 |
| 16900 NE 14th Ave #302 | 1.36mi | 1/1.0 | 883 (-15%) | 1mo | $74,000 | $84 | 38 |
| 1215 NE 182nd St | 0.79mi | 2/1.5 (+1) | 880 (-15%) | 0mo | $385,000 | $438 | 35 |
| 819 NE 199th St Unit 6-205 | 1.35mi | 2/2.0 (+1) | 870 (-16%) | 1mo | $189,000 | $217 | 32 |
| 2535 NE 193rd St #3203 | 1.03mi | 2/2.5 (+1) | 1,273 (+23%) | 0mo | $410,000 | $322 | 31 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.22% rent growth · sell at horizon
5-year hold
- IRR
- 18.0%
- Equity multiple
- 1.69×
- Total profit
- $21,190
- Equity at exit
- $16,401
10-year hold
- IRR
- 22.9%
- Equity multiple
- 2.54×
- Total profit
- $47,470
- Equity at exit
- $9,511
Cash invested: $30,800 (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.
Active competition Active MLS
- For sale now
- 8 active · 4 under contract
- Median asking
- $182,500 ($196/sqft)
- Median days on market
- 69 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -25.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33179
- Rents YoY
- 0.2%
- Active inventory
- 810
- Price-to-rent
- 2.8×
Monthly cashflow live
↻
- Estimated rent
- $3,291 medium interval (Pro) →
- Mortgage (P&I)
- −$577
- Tax est. 1.5%
- −$138 /mo · $1,650/yr
- Insurance
- −$46
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$671
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$691
- Net cashflow
- $742
Break-even live
Break-even rent
$2,352
Max offer price
$110,000
Occupancy floor
72%
Sensitivity live
| Price | -10% $818 | -5% $780 | +0% $742 | +5% $704 | +10% $666 |
|---|---|---|---|---|---|
| Rent | -10% $482 | -5% $612 | +0% $742 | +5% $872 | +10% $1,002 |
| Rate | -1.0pp $797 | -0.5pp $770 | base $742 | +0.5pp $713 | +1.0pp $684 |
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
- $27,500
- Closing costs
- $3,300
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Other
- Association-managed poolStorage available
- Financial info
- Lease consideredPets: conditional or not allowed (restrictions may apply)
- HOA & community
- Monthly association feeAssociation amenities: pool, storage, trash service, elevator(s)Association fee covers amenities, hot water, insurance, laundry, structural maintenance, parking, recreation facilities, roof, sewer, security, trash, water
Exterior
- Parking
- Assigned parkingGuest parkingOne additional space
- Security
- Closed-circuit camera(s)Complex fencedSecurity guardSmoke detector(s)Exterior lighting
- Utilities
- Water service included in associationSewer included in associationElectric service available
- Home design
- Condominium (attached property)8-story buildingEntry on 8th level
- Construction
- Block constructionResale unit
- Exterior features
- BalconyScreened balconyFenceAssociation poolHas view
Interior
- Kitchen
- Electric rangeRefrigerator
- Bedrooms
- Bedroom on main level
- Flooring
- Tile
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central heatingCentral airCeiling fan(s)
- Interior features
- Bedroom on main levelFirst-floor entryLiving/dining room
- Laundry & utility
- Laundry included in association amenities
HOA detail $671/mo · $8,052/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $110,000 Active 117 DOM
-
2026-09-22days on market $110,000 Active 116 DOM
-
2026-09-21days on market $110,000 Active 115 DOM
-
2026-09-20days on market $110,000 Active 114 DOM
-
2026-09-18days on market $110,000 Active 112 DOM
-
2026-09-17days on market $110,000 Active 111 DOM
-
2026-09-16days on market $110,000 Active 110 DOM
-
2026-09-15days on market $110,000 Active 109 DOM
-
2026-09-13days on market $110,000 Active 107 DOM
-
2026-09-12days on market $110,000 Active 106 DOM
-
2026-09-11days on market $110,000 Active 105 DOM
-
2026-09-05days on market $110,000 Active 99 DOM
-
2026-09-04days on market $110,000 Active 98 DOM
-
2026-08-31remarks 589-char remark
-
2026-08-31pricedays on market $110,000 Active 94 DOM
-
2026-08-29days on market $135,000 Active 92 DOM
-
2026-08-28days on market $135,000 Active 91 DOM
-
2026-08-27days on market $135,000 Active 90 DOM
-
2026-08-26days on market $135,000 Active 89 DOM
-
2026-08-25days on market $135,000 Active 88 DOM
-
2026-08-23days on market $135,000 Active 86 DOM
-
2026-08-22days on market $135,000 Active 85 DOM
-
2026-08-21days on market $135,000 Active 84 DOM
-
2026-08-20days on market $135,000 Active 83 DOM
-
2026-08-19days on market $135,000 Active 82 DOM
-
2026-08-18days on market $135,000 Active 81 DOM
-
2026-08-16days on market $135,000 Active 79 DOM
-
2026-08-15days on market $135,000 Active 78 DOM
-
2026-08-14days on market $135,000 Active 77 DOM
-
2026-08-13days on market $135,000 Active 76 DOM
-
2026-08-12days on market $135,000 Active 75 DOM
-
2026-08-11days on market $135,000 Active 74 DOM
-
2026-08-10days on market $135,000 Active 73 DOM
-
2026-08-09days on market $135,000 Active 72 DOM
-
2026-08-08days on market $135,000 Active 71 DOM
-
2026-08-06days on market $135,000 Active 69 DOM
-
2026-08-05days on market $135,000 Active 68 DOM
-
2026-08-04days on market $135,000 Active 67 DOM
-
2026-08-03days on market $135,000 Active 66 DOM
-
2026-07-31days on market $135,000 Active 63 DOM
-
2026-07-28days on market $135,000 Active 60 DOM
-
2026-07-26days on market $135,000 Active 58 DOM
-
2026-07-24days on market $135,000 Active 56 DOM
-
2026-07-23days on market $135,000 Active 55 DOM
-
2026-07-22days on market $135,000 Active 54 DOM
-
2026-07-21days on market $135,000 Active 53 DOM
-
2026-07-20days on market $135,000 Active 52 DOM
-
2026-07-18days on market $135,000 Active 50 DOM
-
2026-07-18days on market $135,000 Active 49 DOM
-
2026-07-16days on market $135,000 Active 48 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 6/10 Major FEMA zone AE · 75% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $39,486
- − Mortgage interest
- −$6,162
- − Property taxes
- −$1,650
- − Insurance
- −$5,668
- − Repairs & maintenance
- −$3,159
- − Management
- −$3,159
- − HOA
- −$8,052
- − Depreciation
- −$3,200
- Taxable income
- $8,436
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,025
- After-tax cash flow
- $6,877/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.
Condition & rehab AI · 12 photos
75/100
Cosmetic rehab
Est. rehab $5,180–$15,540 screening
This well-maintained and updated condo in a quiet community offers a good investment opportunity with minimal repairs and maintenance needed.
Value-add opportunities
- Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Window cleaning — Clean windows improve natural light and overall appearance. ↑
- Both Floor refinishing — Refinished hardwood floors can add value and appeal. ↑
- Both Bathroom updates — Modernizing bathrooms can attract more buyers/renters. ↑
- Both Kitchen updates — Upgrading kitchen can increase value and attract more buyers/renters. ↑
- Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more buyers/renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Ojus Elementary School
C+
FL #764/2,144
Nat'l #8,415/41,679
Middle
Highland Oaks Middle School
F
FL #373/571
Nat'l #6,151/14,009
High
Dr. Michael M. Krop Senior High
F
FL #400/667
Nat'l #10,191/17,239
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
A
Composite livability gradescore 83/100
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 · 3,126,439 people
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 51,591
- Household income
- $65,211
- Rent vs Own
- Severe rent burden
- 21% of renters
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
+130.0% since first listed23 events — show timeline
- 2026-05-29 Listed $135,000 MARMLS
- 2026-05-05 Listed for Rent $1,599 MARMLS
- 2026-05-02 Rental Removed $1,599 MARMLS
- 2026-04-23 Price Changed $1,599 MARMLS
- 2026-02-25 Listed for Rent $1,700 MARMLS
- 2021-05-26 Listing Removed — MARMLS
- 2021-05-23 Relisted — MARMLS
- 2021-03-23 Price Changed $125,000 MARMLS
- 2021-01-22 Relisted — MARMLS
- 2021-01-22 Price Changed $110,000 MARMLS
- 2020-10-03 Pending — MARMLS
- 2020-09-30 Listing Removed — MARMLS
- 2020-07-08 Pending — MARMLS
- 2020-06-17 Listed $105,000 MARMLS
- 2018-08-02 Listing Removed — MARMLS
- 2018-03-15 Listed $118,000 MARMLS
- 2017-07-01 Listing Removed — MARMLS
- 2017-04-29 Price Changed $83,900 MARMLS
- 2017-04-03 Listed $84,495 MARMLS
- 2015-04-28 Sold (MLS) $51,799 MARMLS
- 2015-02-26 Pending — MARMLS
- 2015-01-31 Price Changed $55,000 MARMLS
- 2014-12-15 Listed $58,700 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…