19220 NE 25th Ave Unit 271B · Ojus, FL 33180

$415,000

3 bd · 2.0 ba · 1,688 sqft · Townhouse public records · 93 Days on market

Built 1974 Est $464k · 11% under $898/mo HOA · 18% 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 +16.7/30.0
• ARV discount +12.3/15.0
• 1% rule +7.3/10.0
• DSCR +5.2/10.0
• 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

Improved price!! Immaculate two-story townhouse in a sought-after gated community, move-in ready! Corner unit featuring three bedrooms, two and a half baths, new floors throughout, new stainless steel refrigerator, remodeled primary bath. The spacious layout offers comfortable living, enjoy and relax in the screened -covered terrace, perfect for entertainment, private balcony or charming front porch (all screened -in ). Freshly painted inside and outside. Located in a desirable community with an assigned parking conveniently located directly in front of the unit. Community with pool, clubhouse, sauna, playground, and basketball court. Walking distance to elementary school. Association fee i

Key facts

• Charming front porch
• Community with pool
• Clubhouse

Tags

• SCREENED COVERED TERRACE
• PRIVATE BALCONY
• CHARMING FRONT PORCH
• COMMUNITY WITH POOL
• CLUBHOUSE
• SAUNA

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee covers management, common areas, cable TV, insurance, structural maintenance, parking, recreation facilities, reserve fund, roof, sewer, security, trash, and water; Community clubhouse

Exterior

• Parking: One parking space
• Security: Phone entry; Security guard
• Utilities: Central electric heating and cooling
• Home design: Attached property; 2 stories; Entry on level 1
• Construction: Block construction; Year built: unknown
• Exterior features: Balcony; Screened balcony; Fenced complex

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Trash compactor
• Bedrooms: Primary bedroom on upper level
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Breakfast area; Entrance foyer; Living/dining room; Split bedroom layout; Upper-level primary bedroom; Vaulted ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $415k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (5.9% below list).
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $378k (9.0% 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; 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 $5,093/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 $3k of loan paydown is wiped out by about $12k 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 93 days — a 9% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $415k implies a 493% 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 $377,650 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $464,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19408 NE 26th Ave Unit 154C	0.10mi	3/2.0	1,579 (-6%)	18mo	$435,000	$275	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -24.1%
• Equity multiple: 0.21×
• Total profit: $-92,036
• Equity at exit: $61,878

10-year hold

• IRR: -41.5%
• Equity multiple: -0.27×
• Total profit: $-148,055
• Equity at exit: $35,882

Cash invested: $116,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $5,093 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$898
• Vacancy / Maint / Mgmt: −$1,070
• Net cashflow: $-169

Break-even live

Break-even rent $5,307

Max offer price $390,570

Occupancy floor 98%

Sensitivity live

Price	-10% $118	-5% $-25	+0% $-169	+5% $-312	+10% $-456
Rent	-10% $-571	-5% $-370	+0% $-169	+5% $32	+10% $234
Rate	-1.0pp $40	-0.5pp $-63	base $-169	+0.5pp $-276	+1.0pp $-386

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: $103,750
• Closing costs: $12,450
• 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	26d	1	1.43mi

HOA detail

• Monthly dues: $898 · $10,776/yr
• Likely covers: poolsecurityparking

Listing history 18 events

1. 2026-06-18
   status $415,000 Pending 93 DOM
2. 2026-06-18
   days on market $415,000 Active 93 DOM
3. 2026-06-17
   days on market $415,000 Active 92 DOM
4. 2026-06-16
   days on market $415,000 Active 91 DOM
5. 2026-06-15
   days on market $415,000 Active 90 DOM
6. 2026-06-13
   days on market $415,000 Active 88 DOM
7. 2026-06-09
   days on market $415,000 Active 84 DOM
8. 2026-06-08
   days on market $415,000 Active 83 DOM
9. 2026-06-07
   days on market $415,000 Active 82 DOM
10. 2026-06-04
    days on market $415,000 Active 79 DOM
11. 2026-06-03
    days on market $415,000 Active 78 DOM
12. 2026-06-02
    days on market $415,000 Active 77 DOM
13. 2026-06-01
    days on market $415,000 Active 76 DOM
14. 2026-05-31
    days on market $415,000 Active 75 DOM
15. 2026-05-19
    price $415,000
16. 2026-04-13
    price $427,025
17. 2026-03-15
    listed $450,000 Active
18. 1985-10-01
    soldstatus $70,000

ⓘ 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 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: $61,119
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$7,194
• − Repairs & maintenance: −$4,890
• − Management: −$4,890
• − HOA: −$10,776
• − Depreciation: −$12,073
• Taxable loss: −$8,174
• Est. tax savings @ 24.0%: +$1,962
• After-tax cash flow: $-64/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): 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

+492.9% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $415,000 MARMLS
• 2026-04-13 Price Changed $427,025 MARMLS
• 2026-03-15 Listed $450,000 MARMLS
• 1985-10-01 Sold (Public Records) $70,000 Public Records

Property tax history

+0.5%/yr

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