1690 NE 191st St Unit 302-1 · Ojus, FL 33179

$275,000

2 bd · 2.0 ba · 1,674 sqft · Condo · 13 Days on market

Built 1967 Good condition $860/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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SkyLake area, totally remodeled corner unit. Super spacious, 2BR/2BA with 1674 sq ft. in quiet corner building. This is the largest unit available in Jade Winds. New wood cabinets, wine rack, granite counter tops, new SS appliances with balcony breakfast room plus large screened in balcony. Tiled & remodeled throughout! All new tile bathrooms, walk-in closets, ceiling fans, new A/C & hot water tank. Nothing like this one in Jade. This building has passed 40-year re-certification.

Key facts

• Gated community
• New kitchen
• Beautiful lakes

Tags

• GATED COMMUNITY
• NEW KITCHEN
• UPDATED BATHROOMS
• NEW FLOORING
• FOUR SWIMMING POOLS
• BEAUTIFUL LAKES

Property features AI

Finance

• Other: Association-maintained pool
• Financial info: Lease considered; Pets allowed
• HOA & community: Monthly association fee of $860; Association fees include common areas, cable TV, and internet; Association amenities include pool and elevator(s)

Exterior

• Parking: Assigned covered parking; 1 covered/garage space
• Security: Security guard
• Utilities: Cooling: Central Air; Heating: Central
• Home design: 4-story building; Entry on level 3; Has a view
• Construction: Block construction; Effective year built
• Exterior features: Lakefront property; Association pool; Security guard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).

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; 574 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $4,331/mo this rent would consume 80% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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 $167k; list at $275k implies a 65% gain — meaningful room to come down on a strong offer.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1967 — 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: 1.57% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 5.3

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-40,557
• Equity at exit: $41,003

10-year hold

• IRR: -17.3%
• Equity multiple: 0.24×
• Total profit: $-58,358
• Equity at exit: $23,777

Cash invested: $77,000 (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: 574
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,331 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$860
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $235

Break-even live

Break-even rent $4,034

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $425	-5% $330	+0% $235	+5% $139	+10% $44
Rent	-10% $-108	-5% $63	+0% $235	+5% $406	+10% $577
Rate	-1.0pp $373	-0.5pp $304	base $235	+0.5pp $163	+1.0pp $91

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $860 · $10,320/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $275,000 Active 13 DOM
2. 2026-06-18
   days on market $275,000 Active 10 DOM
3. 2026-06-17
   days on market $275,000 Active 9 DOM
4. 2026-06-16
   days on market $275,000 Active 8 DOM
5. 2026-06-15
   days on market $275,000 Active 7 DOM
6. 2026-06-13
   days on market $275,000 Active 5 DOM
7. 2026-06-08
   remarks 504-char remark
8. 2026-06-08
   listed $275,000 Active 1 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,972
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$6,494
• − Repairs & maintenance: −$4,158
• − Management: −$4,158
• − HOA: −$10,320
• − Depreciation: −$8,000
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $2,979/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with no major repairs needed. It offers a good return on investment with updates that can increase its resale or rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can increase property value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and can increase property value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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

+249.0% since first listed

22 events — show timeline

• 2026-06-07 Listed $275,000 MARMLS
• 2025-05-30 Rental Removed $2,300 MARMLS
• 2025-05-11 Price Changed $2,300 MARMLS
• 2025-04-16 Price Changed $2,600 MARMLS
• 2025-02-08 Listed for Rent $2,700 MARMLS
• 2021-07-19 Listing Removed — MARMLS
• 2021-07-13 Sold (MLS) $167,000 MARMLS
• 2021-06-14 Pending — MARMLS
• 2021-03-09 Listed $180,000 MARMLS
• 2019-06-28 Sold (MLS) $159,000 MARMLS
• 2019-05-09 Pending — MARMLS
• 2019-04-09 Price Changed $159,000 MARMLS
• 2019-03-01 Price Changed $169,999 MARMLS
• 2019-01-18 Price Changed $180,000 MARMLS
• 2018-09-07 Listed $190,000 MARMLS
• 2017-08-24 Listing Removed — MARMLS
• 2017-01-05 Price Changed $175,000 MARMLS
• 2016-08-23 Listed $185,000 MARMLS
• 2015-10-15 Sold (MLS) $88,051 MARMLS
• 2015-09-22 Pending — MARMLS
• 2015-07-29 Relisted — MARMLS
• 2015-07-29 Price Changed $78,795 MARMLS