19232 NE 25th Ave Unit 221b · Ojus, FL 33180

$350,000

3 bd · 2.0 ba · 1,688 sqft · Condo public records · 140 Days on market

Built 1974 $1015/mo HOA · 20% 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 +27.0/30.0
• 1% rule +9.6/10.0
• DSCR +9.3/10.0
• 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

Discover a rare corner-unit retreat in a secure, gated community offering privacy, space, and endless potential. Vaulted ceilings enhance the open feel, while the primary suite features a private balcony overlooking serene greenery. This home is ready for your vision—an ideal opportunity to create a personalized oasis. Enjoy lush lawns front and back, plus direct water access from your backyard, perfect for kayaking to Oleta River State Park. Walk to Aventura Mall, the Brightline Station, A-rated schools, and houses of worship. Community amenities include a pool, playground, basketball court, clubhouse, and pet-friendly living for up to two dogs. The property has passed its 50-year ce

Key facts

• Gated community
• Private balcony
• Community amenities

Tags

• CORNER-UNIT RETREAT
• GATED COMMUNITY
• PRIVATE BALCONY
• DIRECT WATER ACCESS
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Community amenities include pool, clubhouse, playground, basketball court, parking and community room; HOA dues paid monthly; HOA covers cable TV, insurance, ground maintenance, sewer, trash, common areas and recreation facilities

Exterior

• Parking: Assigned parking; 2 open parking spaces
• Security: Entry phone/intercom; Gated community (no guard)
• Utilities: Cable available
• Home design: Townhouse; Multi/split levels; 2 stories total; Faces south; Resale property
• Construction: CBS construction
• Exterior features: Open patio; Screened porch; Patio; Porch; Waterfront

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Entrance foyer; Upstairs living area
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (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); 985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,104/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $10k 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 140 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $83k; list at $350k implies a 322% 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 $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 1.46% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 5.7

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-36,010
• Equity at exit: $52,186

10-year hold

• IRR: -8.2%
• Equity multiple: 0.58×
• Total profit: $-41,213
• Equity at exit: $30,262

Cash invested: $98,000 (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: 985
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,104 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,015
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $548

Break-even live

Break-even rent $4,410

Max offer price $350,000

Occupancy floor 84%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	24d	1	1.43mi

HOA detail condo

• Monthly dues: $1,015 · $12,180/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $350,000 Active 140 DOM
2. 2026-06-17
   days on market $350,000 Active 139 DOM
3. 2026-06-16
   days on market $350,000 Active 138 DOM
4. 2026-06-15
   days on market $350,000 Active 137 DOM
5. 2026-06-13
   days on market $350,000 Active 135 DOM
6. 2026-06-09
   days on market $350,000 Active 131 DOM
7. 2026-06-08
   days on market $350,000 Active 130 DOM
8. 2026-06-07
   days on market $350,000 Active 129 DOM
9. 2026-06-04
   days on market $350,000 Active 126 DOM
10. 2026-06-03
    days on market $350,000 Active 125 DOM
11. 2026-06-02
    days on market $350,000 Active 124 DOM
12. 2026-06-01
    days on market $350,000 Active 123 DOM
13. 2026-05-31
    days on market $350,000 Active 122 DOM
14. 2026-04-25
    price $350,000
15. 2026-01-29
    listed $360,000 Active
16. 2026-01-25
    listed $359,000 Active
17. 2026-01-25
    historical
18. 2026-01-23
    historical
19. 2025-09-29
    price $360,000
20. 2025-08-01
    price $375,000
21. 2025-06-12
    price $410,000
22. 2025-01-19
    price $429,000
23. 2024-12-24
    listed $449,000 Active
24. 1996-12-03
    soldstatus $83,000
25. 1996-12-03
    soldstatus $83,000
26. 1980-06-01
    soldstatus $85,800

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$2,171/yr (+$181/mo · 295.7%)

ⓘ 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: $61,253
• − Mortgage interest: −$19,605
• − Property taxes: −$734
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,900
• − Management: −$4,900
• − HOA: −$12,180
• − Depreciation: −$10,182
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $6,130/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

+307.9% since first listed

13 events — show timeline

• 2026-04-25 Price Changed $350,000 Beaches MLS
• 2026-01-29 Listed $360,000 Beaches MLS
• 2026-01-25 Listing Removed — MARMLS
• 2026-01-25 Listed $359,000 MARMLS
• 2026-01-23 Listing Removed — MARMLS
• 2025-09-29 Price Changed $360,000 MARMLS
• 2025-08-01 Price Changed $375,000 MARMLS
• 2025-06-12 Price Changed $410,000 MARMLS
• 2025-01-19 Price Changed $429,000 MARMLS
• 2024-12-24 Listed $449,000 MARMLS
• 1996-12-03 Sold (Public Records) $83,000 Public Records
• 1996-12-03 Sold (Public Records) $83,000 Public Records
• 1980-06-01 Sold (Public Records) $85,800 Public Records

Property tax history

+0.5%/yr

Latest (2025): $734 · +4.7% YoY. Source: county tax records.