1780 NE 191st St Unit 611-2 · Ojus, FL 33179

$225,000

2 bd · 2.0 ba · 1,315 sqft · Condo · 18 Days on market

Built 1969 Good condition $822/mo HOA · 22% 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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• 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

675 credit score no leasing for 2 years

Key facts

• New light
• New water heater
• Updated bathrooms

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW AC
• NEW WATER HEATER
• NEW FLOOR
• NEW LIGHT

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, cable TV, insurance, internet, laundry, grounds maintenance, structure maintenance, parking, pest control, pool(s), roof, sewer, security, trash and water; Association amenities include clubhouse, fitness center, laundry, playground, pool, storage and elevators

Exterior

• Parking: Two or more parking spaces
• Security: On-site security guard; Smoke detectors
• Utilities: Water connected; Sewer connected
• Home design: 8-story building; Property is attached; Entry on level 6
• Construction: Block construction; Resale property
• Exterior features: Lakefront location; Association pool; Exterior lighting; Security guard; Smoke detectors

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Garbage disposal; Refrigerator
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood and tile floors; Additional wood flooring; Other interior features
• Laundry & utility: Washer and dryer included; Common area laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $222k (1.5% 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; 574 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,677/mo this rent would consume 68% 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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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 $221,625 (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: 1.63% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 5.1

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: -18.5%
• Equity multiple: 0.38×
• Total profit: $-39,182
• Equity at exit: $33,548

10-year hold

• IRR: -26.3%
• Equity multiple: 0.03×
• Total profit: $-61,300
• Equity at exit: $19,454

Cash invested: $63,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $3,677 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$822
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $101

Break-even live

Break-even rent $3,549

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $257	-5% $179	+0% $101	+5% $24	+10% $-54
Rent	-10% $-189	-5% $-44	+0% $101	+5% $247	+10% $392
Rate	-1.0pp $215	-0.5pp $159	base $101	+0.5pp $43	+1.0pp $-16

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $822 · $9,864/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $225,000 Active 18 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-13
   pricedays on market $225,000 Active 10 DOM
7. 2026-06-09
   days on market $239,900 Active 6 DOM
8. 2026-06-08
   days on market $239,900 Active 5 DOM
9. 2026-06-07
   days on market $239,900 Active 4 DOM
10. 2026-06-04
    pricedays on marketlisting id $239,900 Active 1 DOM
11. 2026-05-31
    days on market $225,000 Active 32 DOM
12. 2026-05-15
    price $225,000
13. 2026-05-11
    price $235,000
14. 2026-05-06
    price $245,000
15. 2026-05-06
    price $255,000
16. 2026-05-06
    price $245,000
17. 2026-05-03
    price $255,000
18. 2026-04-29
    listed $265,000 Active
19. 2026-02-03
    soldstatus $120,000 Closed 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

20. 2025-11-08
    status Pending 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

21. 2025-05-05
    price $160,000 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

22. 2025-04-17
    price $150,000 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

23. 2025-03-21
    price $165,000 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

24. 2025-02-28
    price $175,000 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

25. 2024-09-05
    listed $180,000 Active 39-char remark

    Show marketing remark (39 chars)

    675 credit score no leasing for 2 years

26. 2024-09-01
    historical
27. 2024-08-07
    price $180,000
28. 2024-05-22
    price $190,000
29. 2024-03-21
    price $180,000
30. 2024-03-10
    price $190,000
31. 2024-02-01
    listed $200,000 Active

ⓘ 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: $44,125
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$6,244
• − Repairs & maintenance: −$3,530
• − Management: −$3,530
• − HOA: −$9,864
• − Depreciation: −$6,545
• Taxable loss: −$1,566
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,593/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 80/100 Cosmetic rehab

This fully updated unit is move-in ready with new flooring, kitchen, and bathroom. Minor cosmetic improvements could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort
• Both Install smart home devices for energy management and security — Smart devices increase home value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort ↑
• Both Install smart home devices for energy management and security — Smart devices increase home value and convenience ↑

ⓘ 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
• City population: 81,592
• 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

+12.5% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $225,000 MARMLS
• 2026-05-11 Price Changed $235,000 MARMLS
• 2026-05-06 Price Changed $245,000 MARMLS
• 2026-05-06 Price Changed $255,000 MARMLS
• 2026-05-06 Price Changed $245,000 MARMLS
• 2026-05-03 Price Changed $255,000 MARMLS
• 2026-04-29 Listed $265,000 MARMLS
• 2026-02-03 Sold (MLS) $120,000 MARMLS
• 2025-11-08 Pending — MARMLS
• 2025-05-05 Price Changed $160,000 MARMLS
• 2025-04-17 Price Changed $150,000 MARMLS
• 2025-03-21 Price Changed $165,000 MARMLS
• 2025-02-28 Price Changed $175,000 MARMLS
• 2024-09-05 Listed $180,000 MARMLS
• 2024-09-01 Listing Removed — MARMLS
• 2024-08-07 Price Changed $180,000 MARMLS
• 2024-05-22 Price Changed $190,000 MARMLS
• 2024-03-21 Price Changed $180,000 MARMLS
• 2024-03-10 Price Changed $190,000 MARMLS
• 2024-02-01 Listed $200,000 MARMLS