19212 NE 25th Ave Unit 283D · Ojus, FL 33180

$425,000

3 bd · 2.0 ba · 1,693 sqft · Condo public records · 154 Days on market

Built 1974 $898/mo HOA · 16% of rent

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Why this score? — see what drove the C+ 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
• DSCR +8.6/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

IF YOU ARE LOOKING FOR A BEAUTIFUL 11 ACRES HIDDEN GEM, THIS IS YOUR PLACE. RIVERWOOD IS A GATED CONDOMINIUM, SECURED WITH SECURITY CAMERAS. THIS 2 STORY 1,693 SF TOWNHOUSE HAS 3 BEDR, 2.5 BATHR, A CATHEDRAL CELLING IN LIVING ROOM, PLENTY OF CLOSETS/WALK IN, FRONT/REAR PATIO, OPEN KITCHEN, WASHER/DRYER IN UNIT, 2PETS/UNIT W/ NO WEIGHT RESTRICTIONS. LOCATED ON OLETA RIVER, KAYAK/JET SKIES LOVERS CAN ENJOY THIS AMAZING AREA. MAINTENANCES INCLUDES WATER/SEWER, TRASH REMOVAL, LANDSCAPING/LAWN MAINTENANCE, ROOFS REPAIRS, BUILDING EXTERIOR, RESERVES, MANAGER, CABLE TV/HBO, HIGH SPEED INTERNET, POOL, BASKETBALL, PLAYGROUND. THIS UNIT 283D IS LOCATED IN THE BEST BUILDING OF RIVERWOOD CONDO, TREES P

Key facts

• Security cameras
• Gated condominium
• Pool

Tags

• GATED CONDOMINIUM
• SECURITY CAMERAS
• OPEN KITCHEN
• WASHER DRYER IN UNIT
• LOCATED ON OLETA RIVER
• POOL

Property features AI

Finance

• Financial info: Lease considered; Pets allowed (no pet restrictions)
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, sauna, playground, and basketball court; HOA covers management, amenities, common areas, cable TV, insurance, legal/accounting, grounds and structure maintenance, parking, pools, recreation facilities, reserve fund, roof, sewer, trash, and water

Exterior

• Parking: Detached garage with 1 assigned covered space; Guest parking available; One assigned space
• Security: Complex fenced; Key card entry; Phone entry; Smoke detectors; Exterior lighting; Wall fencing
• Utilities: Cable available
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Courtyard; Open patio; Porch

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Upper-level primary bedroom; At least one bedroom on the main level
• Flooring: Carpet; Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Blinds and drapes on windows; Bedroom on main level; First-floor entry; Living/Dining room; Main living area on entry level; Upper-level primary bedroom; Vaulted ceilings
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $374k (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: 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.
• Zoned schools: Virginia A Boone-Highland Oaks School (math 50% / reading 60%, grade C, #872 of 2,144 statewide, top 42%, 600 students, 40% FRL); Highland Oaks Middle School (math 28% / reading 51%, grade F, #373 of 571 statewide, top 66%, 774 students, 50% FRL); Dr. Michael M. Krop Senior High (math 21% / reading 46%, grade F, #400 of 667 statewide, top 61%, 2,235 students, 49% FRL) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.5%/yr); 993 active listings in the ZIP; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,570/mo this rent would consume 73% of the median local household income ($91k/yr) (locally 1838% 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 $3k of loan paydown is wiped out by about $13k 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 154 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 12977% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $425k implies a 486% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1974 — 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: 1.31% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.61×
• Total profit: $-46,715
• Equity at exit: $63,369

10-year hold

• IRR: -8.5%
• Equity multiple: 0.56×
• Total profit: $-52,500
• Equity at exit: $36,746

Cash invested: $119,000 (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 33180

• Rents YoY: -1.5%
• Active inventory: 993
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,570 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$177
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$898
• Vacancy / Maint / Mgmt: −$1,170
• Net cashflow: $594

Break-even live

Break-even rent $4,817

Max offer price $425,000

Occupancy floor 84%

Sensitivity live

Price	-10% $835	-5% $715	+0% $594	+5% $474	+10% $-155
Rent	-10% $154	-5% $374	+0% $594	+5% $814	+10% $1,034
Rate	-1.0pp $808	-0.5pp $703	base $594	+0.5pp $484	+1.0pp $372

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $898 · $10,776/yr
• Likely covers: watersewertrashinternetcablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $425,000 Active 154 DOM
2. 2026-06-18
   days on market $425,000 Active 151 DOM
3. 2026-06-17
   days on market $425,000 Active 150 DOM
4. 2026-06-16
   days on market $425,000 Active 149 DOM
5. 2026-06-15
   days on market $425,000 Active 148 DOM
6. 2026-06-13
   days on market $425,000 Active 146 DOM
7. 2026-06-09
   days on market $425,000 Active 142 DOM
8. 2026-06-08
   days on market $425,000 Active 141 DOM
9. 2026-06-07
   days on market $425,000 Active 140 DOM
10. 2026-06-04
    days on market $425,000 Active 137 DOM
11. 2026-06-03
    days on market $425,000 Active 136 DOM
12. 2026-06-02
    days on market $425,000 Active 135 DOM
13. 2026-06-01
    days on market $425,000 Active 134 DOM
14. 2026-05-31
    days on market $425,000 Active 133 DOM
15. 2026-05-02
    historical $3,250
16. 2026-04-24
    status Pending
17. 2026-04-10
    status Active
18. 2026-01-22
    historical Active Under Contract
19. 2025-12-17
    listed $3,250
20. 2025-12-15
    listed $425,000 Active
21. 2025-08-20
    historical
22. 2025-03-04
    price $400,000
23. 2024-12-30
    price $445,000
24. 2024-08-20
    listed $520,000 Active
25. 2024-02-17
    historical
26. 2023-11-03
    price $400,000
27. 2023-09-23
    price $440,000
28. 2023-09-23
    listed $44,000 Active
29. 1995-02-15
    soldstatus $72,500

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$2,624/yr (+$219/mo · 290.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $66,836
• − Mortgage interest: −$23,807
• − Property taxes: −$903
• − Insurance: −$7,244
• − Repairs & maintenance: −$5,347
• − Management: −$5,347
• − HOA: −$10,776
• − Depreciation: −$12,364
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $6,881/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
• City population: 34,147
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

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 0.59)
• Race & ethnicity: White 46% Hispanic / Latino 45% Two or more races 28% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7% Dominican 1% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 5% Italian 3%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 49% Other Indo-European 6% Russian/Polish/Slavic 4%

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: ▼ -343.81%
• Current HPI: 234.7715
• Rent YoY: ▼ -1.51%
• 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

-95.5% since first listed

15 events — show timeline

• 2026-05-02 Rental Removed $3,250 MARMLS
• 2026-04-24 Pending — MARMLS
• 2026-04-10 Relisted — MARMLS
• 2026-01-22 Contingent — MARMLS
• 2025-12-17 Listed for Rent $3,250 MARMLS
• 2025-12-15 Listed $425,000 MARMLS
• 2025-08-20 Listing Removed — MARMLS
• 2025-03-04 Price Changed $400,000 MARMLS
• 2024-12-30 Price Changed $445,000 MARMLS
• 2024-08-20 Listed $520,000 MARMLS
• 2024-02-17 Listing Removed — MARMLS
• 2023-11-03 Price Changed $400,000 MARMLS
• 2023-09-23 Price Changed $440,000 MARMLS
• 2023-09-23 Listed $44,000 MARMLS
• 1995-02-15 Sold (Public Records) $72,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $903 · -83.7% YoY. Source: county tax records.