1700 NE 191st St #202 · Ojus, FL 33179

$109,900

1 bd · 1.0 ba · 686 sqft · Condo public records · 147 Days on market

Built 1972

---

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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LAKEFRONT DEAL - PRICED TO SELL FAST! 1 BED/1 BATH IN A 24-HR GATED COMMUNITY! VIEWS OF THE LAKE & POOL! ALL AGES WELCOME - PETS OK UP TO 30 LBS. PEACEFUL WATER VIEWS, GREAT VALUE AND MOVE-IN READY. NEW CENTRAL A/C INSTALLED IN 2024 WITH A TEN (10 YEAR) WARRANTY! THE BATHROOM HAS BEEN REMODELED. PARKING SPOT#45. WALK TO SHOPPING! CLOSE TO GOOD SCHOOLS, AVENTURA MALL, BEACHES, FIU, HARD ROCK STADIUM, TWO (2) AIRPORTS & I-95. 50 YEAR RECERIFICATION ALMOST COMPLETED. NEW ROOF! THIS WON'T LAST! BUY TODAY & HAVE A IMMEDIATE FAMILY MEMBER RESIDE IN THE CONDOMINIUM, WITH A OCCUPANCY AGREEMENT! * * UNIT CAN BE RENTED AFTER ONE(1) YEAR OWNERSHIP, BUT A DIRECT FAMILY MEMBER (

Key facts

• Lakefront
• Remodeled bathroom
• New central a/c

Tags

• LAKEFRONT
• 24-HR GATED COMMUNITY
• VIEWS OF THE LAKE
• NEW CENTRAL A/C
• REMODELED BATHROOM
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee ($499/month); Association amenities: laundry, pool, trash service, elevators; Association fee includes management, amenities, cable TV, insurance, internet, structure maintenance, parking, pest control, sewer, security, water

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced; Security guard
• Utilities: Cable available
• Home design: Attached property; Single-story unit in a 5-story building; Entry located on level 2
• Construction: Block construction; Exterior lighting; Wall fencing; Year built: unknown
• Exterior features: Balcony; Screened balcony; Association pool; Lakefront view; Has view; North-facing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Entrance foyer; Eat-in kitchen; Living/dining room; Tub with shower; Walk-in closet(s)
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 $2,963/mo this rent would consume 55% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $110k implies a 74% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1972 — 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: 2.70% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.54%
• DSCR: 3.07
• GRM: 3.1

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: 19.8%
• Equity multiple: 1.76×
• Total profit: $23,525
• Equity at exit: $16,386

10-year hold

• IRR: 25.1%
• Equity multiple: 2.76×
• Total profit: $54,307
• Equity at exit: $9,502

Cash invested: $30,772 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,963 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 4 same-building comps: −$399
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $767

Break-even live

Break-even rent $1,992

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $109,900 Active 147 DOM
2. 2026-06-17
   days on market $109,900 Active 146 DOM
3. 2026-06-16
   days on market $109,900 Active 145 DOM
4. 2026-06-15
   days on market $109,900 Active 144 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   days on market $109,900 Active 142 DOM
7. 2026-06-09
   days on market $109,900 Active 138 DOM
8. 2026-06-08
   days on market $109,900 Active 137 DOM
9. 2026-06-07
   days on market $109,900 Active 136 DOM
10. 2026-06-04
    days on market $109,900 Active 133 DOM
11. 2026-06-03
    days on market $109,900 Active 132 DOM
12. 2026-06-02
    days on market $109,900 Active 131 DOM
13. 2026-06-01
    days on market $109,900 Active 130 DOM
14. 2026-05-31
    days on market $109,900 Active 129 DOM
15. 2026-05-13
    price $119,900
16. 2026-01-09
    listed $127,900 Active
17. 2025-03-03
    historical
18. 2024-09-04
    listed $134,900 Active
19. 2004-01-02
    soldstatus $63,000
20. 2001-08-16
    soldstatus $29,500
21. 1985-03-01
    soldstatus $30,000
22. 1981-12-01
    soldstatus $35,111

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 · 26 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: $35,550
• − Mortgage interest: −$6,156
• − Property taxes: −$1,509
• − Insurance: −$5,668
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − HOA: −$4,788
• − Depreciation: −$3,197
• Taxable income: $8,544
• Est. tax owed @ 24.0%: −$2,051
• After-tax cash flow: $7,153/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

+241.5% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $119,900 MARMLS
• 2026-01-09 Listed $127,900 MARMLS
• 2025-03-03 Listing Removed — MARMLS
• 2024-09-04 Listed $134,900 MARMLS
• 2004-01-02 Sold (Public Records) $63,000 Public Records
• 2001-08-16 Sold (Public Records) $29,500 Public Records
• 1985-03-01 Sold (Public Records) $30,000 Public Records
• 1981-12-01 Sold (Public Records) $35,111 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,509 · +3.1% YoY. Source: county tax records.