18720 NE 18th Ave #116 · Ojus, FL 33179

$240,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 272 Days on market

Built 1965

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

Key facts

• Laminate flooring
• Stainless steel sink
• Lakefront view

Tags

• LAKEFRONT VIEW
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL SINK
• LAMINATE FLOORING
• ENCLOSED PATIO

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Association covers common areas, insurance, and structure maintenance; Senior community

Exterior

• Parking: Guest parking
• Security: Smoke detectors
• Utilities: Has heating and cooling
• Home design: 2-story property; Entry on level 1; Attached property
• Construction: Block construction; Resale property
• Exterior features: Lakefront waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; First floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (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; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,416/mo this rent would consume 63% 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 $7k 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 272 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 11 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.

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 $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1965 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.42% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 5.9

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-27,470
• Equity at exit: $35,785

10-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-31,955
• Equity at exit: $20,751

Cash invested: $67,200 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,416 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 1 same-building comp: −$379
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $318

Break-even live

Break-even rent $3,014

Max offer price $240,000

Occupancy floor 86%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $240,000 Active 272 DOM
2. 2026-06-17
   days on market $240,000 Active 271 DOM
3. 2026-06-16
   days on market $240,000 Active 270 DOM
4. 2026-06-15
   days on market $240,000 Active 269 DOM
5. 2026-06-13
   days on market $240,000 Active 267 DOM
6. 2026-06-09
   days on market $240,000 Active 263 DOM
7. 2026-06-08
   days on market $240,000 Active 262 DOM
8. 2026-06-08
   days on market $240,000 Active 261 DOM
9. 2026-06-04
   days on market $240,000 Active 258 DOM
10. 2026-06-03
    days on market $240,000 Active 257 DOM
11. 2026-06-02
    days on market $240,000 Active 256 DOM
12. 2026-06-01
    days on market $240,000 Active 255 DOM
13. 2026-05-31
    days on market $240,000 Active 254 DOM
14. 2025-10-26
    historical $2,200
15. 2025-09-19
    listed $240,000 Active
16. 2025-08-14
    listed $2,200
17. 2025-08-09
    historical $2,200
18. 2025-08-09
    listed $2,200
19. 2025-08-04
    historical $2,200
20. 2025-07-04
    listed $2,200
21. 2025-04-21
    soldstatus $215,000
22. 2025-04-11
    soldstatus $215,000 Closed 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

23. 2025-04-03
    status Pending 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

24. 2025-02-04
    historical $2,300
25. 2025-02-03
    price $249,500 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

26. 2025-01-25
    price $2,300
27. 2025-01-18
    price $2,400
28. 2025-01-17
    price $274,500 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

29. 2024-12-21
    listed $2,500
30. 2024-08-22
    price $275,000 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

31. 2024-06-25
    listed $285,000 Active 391-char remark

    Show marketing remark (391 chars)

    Spacious modern 2bed/2bath condo conveniently on the first floor. Beautiful kitchen with granite counter top and new stainless steel appliances. Wood laminate flooring throughout the unit. Enjoy the beautiful lake view from enclosed porch or get a private access view from your own personal back door that opens up to the lake. Centrally located near all best shopping Aventura has to offer.

32. 2015-10-07
    soldstatus $65,000 Sold 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

33. 2015-09-04
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

34. 2015-08-25
    price $74,900 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

35. 2015-08-25
    status Active 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

36. 2015-07-20
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

37. 2015-07-10
    listed $79,900 Active 448-char remark

    Show marketing remark (448 chars)

    Spacious 2 bedroom 2 bath condo unit conveniently located on the first floor recently updated featuring granite kitchen counter tops, stainless steel appliances, laminate wood floors, and enclosed porch. THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FI RST LOOK INITIATIVE THROUGH 07/30/2015. * SELLER IS OFFERING A 'SPECIAL FINANCING' PRODUCT FOR QUALIFIED PURCHASERS. CONTACT THE LISTING BROKER FOR ADDITIONAL DETAILS AND LENDER INFORMATION * .

38. 2015-06-12
    historical
39. 2015-03-10
    status Backup Contract
40. 2014-04-28
    status Pending
41. 2014-02-18
    price $63,500 Backup Contract
42. 2014-02-18
    status Backup Contract
43. 2014-01-29
    historical
44. 2014-01-13
    price $63,000
45. 2013-11-18
    price $57,500
46. 2013-11-06
    listed $65,000 Active
47. 2005-12-01
    soldstatus $127,000
48. 2004-06-30
    soldstatus $105,000
49. 1980-02-01
    soldstatus $45,000
50. 1979-02-01
    soldstatus $32,000

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $2,606 · $217/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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,995
• − Mortgage interest: −$13,444
• − Property taxes: −$2,606
• − Insurance: −$6,319
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − HOA: −$4,548
• − Depreciation: −$6,982
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,681/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): 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

-93.1% since first listed

37 events — show timeline

• 2025-10-26 Rental Removed $2,200 MARMLS
• 2025-09-19 Listed $240,000 MARMLS
• 2025-08-14 Listed for Rent $2,200 MARMLS
• 2025-08-09 Rental Removed $2,200 MARMLS
• 2025-08-09 Listed for Rent $2,200 MARMLS
• 2025-08-04 Rental Removed $2,200 MARMLS
• 2025-07-04 Listed for Rent $2,200 MARMLS
• 2025-04-21 Sold (Public Records) $215,000 Public Records
• 2025-04-11 Sold (MLS) $215,000 MARMLS
• 2025-04-03 Pending — MARMLS
• 2025-02-04 Rental Removed $2,300 MARMLS
• 2025-02-03 Price Changed $249,500 MARMLS
• 2025-01-25 Price Changed $2,300 MARMLS
• 2025-01-18 Price Changed $2,400 MARMLS
• 2025-01-17 Price Changed $274,500 MARMLS
• 2024-12-21 Listed for Rent $2,500 MARMLS
• 2024-08-22 Price Changed $275,000 MARMLS
• 2024-06-25 Listed $285,000 MARMLS
• 2015-10-07 Sold (MLS) $65,000 MARMLS
• 2015-09-04 Pending — MARMLS
• 2015-08-25 Price Changed $74,900 MARMLS
• 2015-08-25 Relisted — MARMLS
• 2015-07-20 Pending — MARMLS
• 2015-07-10 Listed $79,900 MARMLS
• 2015-06-12 Listing Removed — MARMLS
• 2015-03-10 Relisted — MARMLS
• 2014-04-28 Pending — MARMLS
• 2014-02-18 Relisted — MARMLS
• 2014-02-18 Price Changed $63,500 MARMLS
• 2014-01-29 Listing Removed — MARMLS
• 2014-01-13 Price Changed $63,000 MARMLS
• 2013-11-18 Price Changed $57,500 MARMLS
• 2013-11-06 Listed $65,000 MARMLS
• 2005-12-01 Sold (Public Records) $127,000 Public Records
• 2004-06-30 Sold (Public Records) $105,000 Public Records
• 1980-02-01 Sold (Public Records) $45,000 Public Records
• 1979-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $2,606 · +5.4% YoY. Source: county tax records.