2540 NE 181st St · Ojus, FL 33160

$760,000

4 bd · 2.0 ba · 1,911 sqft · MultiFamily public records · 217 Days on market

Built 1970

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Estate Sale -Excellent income potential 2/1 can lease for $2,000/m and 1/1 $1200/M. at the moment there are tenants month to month until January 25th. Location is one of the best, close to Broward County and Miami-Dade beaches, hot trending west Dixie hwy in historic OJUS district. Near schools, Highways, heavy commerce and high traffic area perfect rental area. Estate Sale is very much advanced, within 30 days we can have approval from the court. All contracts should be "Subject to Court approval. " This is a multiple offer situation.

Key facts

• Fenced yard
• Great location
• Private entrance

Tags

• INCOME PRODUCING DUPLEX
• PRIVATE ENTRANCE
• SEPARATE FPL ELECTRIC METERS
• FENCED YARD
• GREAT LOCATION

Property features AI

Finance

• Other: Property contains multiple leased units (income property)
• Financial info: Annual tax amount available (not included per instructions)

Exterior

• Parking: Carport parking; Total of 2 parking spaces
• Utilities: Public sewer; Cable not available; Water included in rent
• Home design: Single-story building; Brick and block construction; Shingle roof; Effective year built
• Construction: Brick and block construction; Shingle roof; Effective year built
• Exterior features: Lot smaller than a quarter acre

Interior

• Bedrooms: Two 3-bedroom units (each unit leased); One 2-bedroom unit (leased)
• Flooring: Tile
• Bathrooms: Each 3-bedroom unit has 1 full bathroom; The 2-bedroom unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $760k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $891/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $760k).
• Recommended offer: $669k (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: 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; 1870 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $9,268/mo this rent would consume 166% of the median local household income ($67k/yr) (locally 3106% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($5k loan paydown + $4k appreciation (0.5% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 0.9% rent growth), your $213k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($669k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $390k; list at $760k implies a 95% 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 $668,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.22% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.43×
• Total profit: $91,813
• Equity at exit: $240,915

10-year hold

• IRR: 11.9%
• Equity multiple: 2.29×
• Total profit: $275,000
• Equity at exit: $306,276

Cash invested: $212,800 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $9,268 medium
• Mortgage (P&I): −$3,986
• Tax from tax record: −$810 /mo · $9,725/yr
• Insurance: −$317
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,946
• Net cashflow: $1,783

Break-even live

Break-even rent $7,012

Max offer price $760,000

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$9,268
Total (2 units)			$9,268

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: $190,000
• Closing costs: $22,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $760,000 Active 217 DOM
2. 2026-06-17
   days on market $760,000 Active 216 DOM
3. 2026-06-16
   days on market $760,000 Active 215 DOM
4. 2026-06-15
   days on market $760,000 Active 214 DOM
5. 2026-06-13
   days on market $760,000 Active 212 DOM
6. 2026-06-09
   days on market $760,000 Active 208 DOM
7. 2026-06-08
   days on market $760,000 Active 207 DOM
8. 2026-06-08
   days on market $760,000 Active 206 DOM
9. 2026-06-04
   days on market $760,000 Active 203 DOM
10. 2026-06-03
    days on market $760,000 Active 202 DOM
11. 2026-06-02
    days on market $760,000 Active 201 DOM
12. 2026-06-01
    days on market $760,000 Active 200 DOM
13. 2026-05-31
    days on market $760,000 Active 199 DOM
14. 2026-04-22
    price $760,000
15. 2025-11-04
    listed $770,000 Active
16. 2024-06-04
    historical $2,000
17. 2024-05-28
    listed $2,000
18. 2021-02-18
    soldstatus $390,000
19. 2021-02-12
    soldstatus $390,000 Closed 554-char remark

    Show marketing remark (554 chars)

    Estate Sale -Excellent income potential 2/1 can lease for $2,000/m and 1/1 $1200/M. at the moment there are tenants month to month until January 25th. Location is one of the best, close to Broward County and Miami-Dade beaches, hot trending west Dixie hwy in historic OJUS district. Near schools, Highways, heavy commerce and high traffic area perfect rental area. Estate Sale is very much advanced, within 30 days we can have approval from the court. All contracts should be "Subject to Court approval. " This is a multiple offer situation.

20. 2021-01-07
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Estate Sale -Excellent income potential 2/1 can lease for $2,000/m and 1/1 $1200/M. at the moment there are tenants month to month until January 25th. Location is one of the best, close to Broward County and Miami-Dade beaches, hot trending west Dixie hwy in historic OJUS district. Near schools, Highways, heavy commerce and high traffic area perfect rental area. Estate Sale is very much advanced, within 30 days we can have approval from the court. All contracts should be "Subject to Court approval. " This is a multiple offer situation.

21. 2020-12-31
    listed $385,000 Active 554-char remark

    Show marketing remark (554 chars)

    Estate Sale -Excellent income potential 2/1 can lease for $2,000/m and 1/1 $1200/M. at the moment there are tenants month to month until January 25th. Location is one of the best, close to Broward County and Miami-Dade beaches, hot trending west Dixie hwy in historic OJUS district. Near schools, Highways, heavy commerce and high traffic area perfect rental area. Estate Sale is very much advanced, within 30 days we can have approval from the court. All contracts should be "Subject to Court approval. " This is a multiple offer situation.

22. 2020-03-02
    historical
23. 2015-10-20
    listed $656,249 Active
24. 1973-11-01
    soldstatus $45,600

ⓘ 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: $9,725 · $810/mo
• Projected year-2 tax: $9,725 · $810/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 7/10 Severe FEMA zone AE · 69% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,216
• − Mortgage interest: −$42,572
• − Property taxes: −$9,725
• − Insurance: −$8,918
• − Repairs & maintenance: −$8,897
• − Management: −$8,897
• − Depreciation: −$22,109
• Taxable income: $10,097
• Est. tax owed @ 24.0%: −$2,423
• After-tax cash flow: $18,968/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): 43,718
• Household income: $67,040
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 3106.0

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: Hispanic / Latino 46% White 44% Two or more races 27% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 8% Dominican 1% Salvadoran 4%
• Common ancestry: Scotch-Irish 8% Hispanic 3% Subsaharan African 3%
• Foreign-born: 61% · Canada, Jamaica, Dominican Republic
• Languages at home: 29% English-only · Spanish 45% Russian/Polish/Slavic 12% Other Indo-European 5%

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: ▲ 0.53%
• Current HPI: 284.9293
• Rent YoY: ▲ 0.94%
• 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

+1566.7% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $760,000 MARMLS
• 2025-11-04 Listed $770,000 MARMLS
• 2024-06-04 Rental Removed $2,000 GFLMLS
• 2024-05-28 Listed for Rent $2,000 GFLMLS
• 2021-02-18 Sold (Public Records) $390,000 Public Records
• 2021-02-12 Sold (MLS) $390,000 MARMLS
• 2021-01-07 Pending — MARMLS
• 2020-12-31 Listed $385,000 MARMLS
• 2020-03-02 Listing Removed — MARMLS
• 2015-10-20 Listed $656,249 MARMLS
• 1973-11-01 Sold (Public Records) $45,600 Public Records

Property tax history

+6.1%/yr

Latest (2025): $9,725 · +4.6% YoY. Source: county tax records.