None · Ojus, FL 33179

$155,000

1 bd · 1.5 ba · 1,036 sqft · Condo · 31 Days on market

Built 1969 Poor condition $700/mo HOA · 21% 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
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE 1036'APT. LOWEST PRICE IN JADE TO ALLOW FOR UPDATING. LOVELY LAGOON VIEW. SELLER PAYS UP 3 YRS ASSESSMENT OF $106/MONTH. BUYER ASSUMES $48.81 ASSESSMENT FOR 9 YRS. FROM JAN. 2014 ON. DINING ROOM CHANDELIER TO BE REMOVED. SELL AS-IS. EASY TO SHOW. CLOS E TO GUEST PARKING. CASH ONLY.

Key facts

• $700 HOA
• Parking
• Built 1969

Property features AI

Finance

• Other: Annual taxes listed
• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $700; HOA covers common areas and cable TV; Association laundry amenity

Exterior

• Parking: Carport (1 space); One covered parking space
• Security: Fenced complex; Secured elevator; Fire alarm
• Utilities: Electric service; Central heating and cooling
• Home design: 7-story building; Entry located on level 5; Entry level is 5
• Construction: Block construction; Year built unknown
• Exterior features: Balcony; Fence; Open balcony/patio

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: First-floor entry; Bedroom on main level
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $155k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $56k; list at $155k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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. 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.
10. 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.
11. 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: 2.16% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 3.9

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,808
• Equity at exit: $23,111

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $362
• Equity at exit: $13,402

Cash invested: $43,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $3,352 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$700
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $450

Break-even live

Break-even rent $2,782

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $558	-5% $504	+0% $450	+5% $397	+10% $343
Rent	-10% $186	-5% $318	+0% $450	+5% $583	+10% $715
Rate	-1.0pp $528	-0.5pp $490	base $450	+0.5pp $410	+1.0pp $369

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $155,000 Active 31 DOM
2. 2026-06-17
   days on market $155,000 Active 30 DOM
3. 2026-06-16
   days on market $155,000 Active 29 DOM
4. 2026-06-15
   days on market $155,000 Active 28 DOM
5. 2026-06-13
   days on market $155,000 Active 26 DOM
6. 2026-06-09
   days on market $155,000 Active 22 DOM
7. 2026-06-08
   days on market $155,000 Active 21 DOM
8. 2026-06-07
   days on market $155,000 Active 20 DOM
9. 2026-06-04
   days on market $155,000 Active 17 DOM
10. 2026-06-03
    days on market $155,000 Active 16 DOM
11. 2026-06-02
    days on market $155,000 Active 15 DOM
12. 2026-06-01
    days on market $155,000 Active 14 DOM
13. 2026-05-31
    days on market $155,000 Active 13 DOM
14. 2026-05-18
    listed $155,000 Active
15. 2013-12-17
    soldstatus $56,000 Sold 288-char remark

    Show marketing remark (288 chars)

    LARGE 1036'APT. LOWEST PRICE IN JADE TO ALLOW FOR UPDATING. LOVELY LAGOON VIEW. SELLER PAYS UP 3 YRS ASSESSMENT OF $106/MONTH. BUYER ASSUMES $48.81 ASSESSMENT FOR 9 YRS. FROM JAN. 2014 ON. DINING ROOM CHANDELIER TO BE REMOVED. SELL AS-IS. EASY TO SHOW. CLOS E TO GUEST PARKING. CASH ONLY.

16. 2013-10-28
    status Pending 288-char remark

    Show marketing remark (288 chars)

    LARGE 1036'APT. LOWEST PRICE IN JADE TO ALLOW FOR UPDATING. LOVELY LAGOON VIEW. SELLER PAYS UP 3 YRS ASSESSMENT OF $106/MONTH. BUYER ASSUMES $48.81 ASSESSMENT FOR 9 YRS. FROM JAN. 2014 ON. DINING ROOM CHANDELIER TO BE REMOVED. SELL AS-IS. EASY TO SHOW. CLOS E TO GUEST PARKING. CASH ONLY.

17. 2013-10-18
    listed $60,000 Active 288-char remark

    Show marketing remark (288 chars)

    LARGE 1036'APT. LOWEST PRICE IN JADE TO ALLOW FOR UPDATING. LOVELY LAGOON VIEW. SELLER PAYS UP 3 YRS ASSESSMENT OF $106/MONTH. BUYER ASSUMES $48.81 ASSESSMENT FOR 9 YRS. FROM JAN. 2014 ON. DINING ROOM CHANDELIER TO BE REMOVED. SELL AS-IS. EASY TO SHOW. CLOS E TO GUEST PARKING. CASH ONLY.

ⓘ 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: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$5,894
• − Repairs & maintenance: −$3,218
• − Management: −$3,218
• − HOA: −$8,400
• − Depreciation: −$4,509
• Taxable income: $3,979
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,450/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs, particularly to the parking lot and exterior walls, significantly impacting its resale and rental value.

Repairs flagged

• Major Parking lot — Severe cracking and wear
• Major Exterior walls — No photos of walls

Value-add opportunities

• Both Repair and resurface parking lot — Improves accessibility and appearance
• Both Paint exterior walls — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Parking lot · Severe cracking and wear	Major	$15,000–50,000
Exterior walls · No photos of walls	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Repair and resurface parking lot — Improves accessibility and appearance ↑
• Both Paint exterior walls — Enhances curb appeal and property value ↑

ⓘ 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

+158.3% since first listed

4 events — show timeline

• 2026-05-18 Listed $155,000 MARMLS
• 2013-12-17 Sold (MLS) $56,000 MARMLS
• 2013-10-28 Pending — MARMLS
• 2013-10-18 Listed $60,000 MARMLS