1770 NE 191st St Unit 813-1 · Ojus, FL 33179

$135,000

1 bd · 1.5 ba · 1,036 sqft · Condo · 20 Days on market

Built 1969 Good condition $671/mo HOA · 20% 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
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR-LOCATION: 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

• BALCONY WITH LAKE VIEWS
• BALCONY WITH POOL VIEWS
• CLOSE TO FREEWAYS
• CLOSE TO AVENTURA MALL
• CLOSE TO SUNNY ISLES BEACH
• NEAR WALMART

Property features AI

Finance

• Other: Association-managed pool; Storage available
• Financial info: Lease considered; Pets: conditional or not allowed (restrictions may apply)
• HOA & community: Monthly association fee; Association 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 parking; Guest parking; One additional space
• Security: Closed-circuit camera(s); Complex fenced; Security guard; Smoke detector(s); Exterior lighting
• Utilities: Water service included in association; Sewer included in association; Electric service available
• Home design: Condominium (attached property); 8-story building; Entry on 8th level
• Construction: Block construction; Resale unit
• Exterior features: Balcony; Screened balcony; Fence; Association pool; Has view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; First-floor entry; Living/dining room
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 $3,352/mo this rent would consume 62% 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 $933 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.48% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.15%
• DSCR: 2.47
• GRM: 3.4

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: 6.5%
• Equity multiple: 1.24×
• Total profit: $9,065
• Equity at exit: $20,129

10-year hold

• IRR: 11.2%
• Equity multiple: 1.69×
• Total profit: $26,084
• Equity at exit: $11,672

Cash invested: $37,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $3,352 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$671
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $618

Break-even live

Break-even rent $2,570

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $711	-5% $664	+0% $618	+5% $571	+10% $524
Rent	-10% $353	-5% $485	+0% $618	+5% $750	+10% $882
Rate	-1.0pp $686	-0.5pp $652	base $618	+0.5pp $583	+1.0pp $547

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $671 · $8,052/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $135,000 Active 20 DOM
2. 2026-06-17
   days on market $135,000 Active 19 DOM
3. 2026-06-16
   days on market $135,000 Active 18 DOM
4. 2026-06-15
   days on market $135,000 Active 17 DOM
5. 2026-06-13
   days on market $135,000 Active 15 DOM
6. 2026-06-09
   days on market $135,000 Active 11 DOM
7. 2026-06-08
   days on market $135,000 Active 10 DOM
8. 2026-06-07
   days on market $135,000 Active 9 DOM
9. 2026-06-04
   days on market $135,000 Active 6 DOM
10. 2026-06-03
    days on market $135,000 Active 5 DOM
11. 2026-06-02
    days on market $135,000 Active 4 DOM
12. 2026-06-01
    days on market $135,000 Active 3 DOM
13. 2026-05-31
    days on market $135,000 Active 2 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 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: $40,225
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$5,794
• − Repairs & maintenance: −$3,218
• − Management: −$3,218
• − HOA: −$8,052
• − Depreciation: −$3,927
• Taxable income: $6,429
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,869/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

Good 75/100 Cosmetic rehab

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7841.2% since first listed

5 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