17890 W Dixie Hwy 601 Hwy #601 · Ojus, FL 33160

$275,000

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 697 Days on market

Built 1979 $690/mo HOA · 19% 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 +21.2/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Listing remarks MLS

>>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

Key facts

• Remodeled unit
• Minutes from fiu
• Glass door showers

Tags

• REMODELED UNIT
• STAINLESS STEEL APPLIANCES
• GLASS DOOR SHOWERS
• MINUTES FROM FIU

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee of $690; Association fee covers amenities, common areas, hot water, recreation facilities, reserve fund, sewer, trash and water; Association amenities include clubhouse, fitness center, barbecue, picnic area and pool

Exterior

• Parking: Assigned covered parking; Deeded parking; Two or more spaces; 2 covered spaces; 2-car garage
• Security: Doorman; Intercom; Key card entry; Phone entry
• Utilities: Central heating and cooling
• Home design: Attached property; 7-story building; Unit located on level 6; Resale unit
• Construction: Block construction
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; Closet cabinetry; Eat-in kitchen; Combined family and dining room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (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 $3,671/mo this rent would consume 66% 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 $3k of equity ($2k loan paydown + $1k 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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 697 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; list at $275k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 697 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 1979 — 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. 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: 1.33% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 6.2

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: 3.5%
• Equity multiple: 1.17×
• Total profit: $12,883
• Equity at exit: $87,173

10-year hold

• IRR: 6.6%
• Equity multiple: 1.71×
• Total profit: $54,875
• Equity at exit: $110,824

Cash invested: $77,000 (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 33160

• Home prices YoY: 0.2%
• Rents YoY: 0.9%
• Active inventory: 1870
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$690
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $330

Break-even live

Break-even rent $3,253

Max offer price $275,000

Occupancy floor 86%

Sensitivity live

Price	-10% $486	-5% $408	+0% $330	+5% $252	+10% $175
Rent	-10% $40	-5% $185	+0% $330	+5% $475	+10% $620
Rate	-1.0pp $469	-0.5pp $400	base $330	+0.5pp $259	+1.0pp $187

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $690 · $8,280/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $275,000 Active 697 DOM
2. 2026-06-17
   days on market $275,000 Active 696 DOM
3. 2026-06-16
   days on market $275,000 Active 695 DOM
4. 2026-06-15
   days on market $275,000 Active 694 DOM
5. 2026-06-13
   days on market $275,000 Active 692 DOM
6. 2026-06-09
   days on market $275,000 Active 688 DOM
7. 2026-06-08
   days on market $275,000 Active 687 DOM
8. 2026-06-08
   days on market $275,000 Active 686 DOM
9. 2026-06-04
   days on market $275,000 Active 683 DOM
10. 2026-06-03
    days on market $275,000 Active 682 DOM
11. 2026-06-02
    days on market $275,000 Active 681 DOM
12. 2026-06-01
    days on market $275,000 Active 680 DOM
13. 2026-05-31
    days on market $275,000 Active 679 DOM
14. 2026-05-20
    status Active
15. 2025-09-22
    price $275,000
16. 2024-06-25
    listed $290,000 Active
17. 2018-09-04
    soldstatus $149,000
18. 2018-08-10
    soldstatus $149,000 Sold 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

19. 2018-05-24
    status Pending 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

20. 2018-05-09
    price $149,000 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

21. 2018-03-26
    price $150,500 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

22. 2018-03-14
    price $155,500 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

23. 2018-03-07
    price $157,000 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

24. 2018-02-21
    listed $160,000 Active 280-char remark

    Show marketing remark (280 chars)

    >>>> SPACIOUS 6th FLOOR UNIT WHITH 2 BEDROOMS / 2 BATHS IN THE GREYNOLDS PARK COMMUNITY . TILE GLOORS THROUGHOUT. BALCONY AND CITY VIEWS. CLOSE TOAVENTURA MALL. ENJOY GREAT AMENITIES SUCH AS POOL , GYM AND CLUBHOUSE. CLOSE TO MAJOR ROADS, SHOPPING PLAZAS, AND SCHOOL.

25. 2017-07-12
    historical
26. 2017-06-26
    price $156,000
27. 2017-06-26
    status Active
28. 2017-06-15
    historical
29. 2017-06-08
    listed $152,000 Active
30. 2012-07-02
    soldstatus $85,600
31. 2004-10-15
    soldstatus $141,000
32. 2003-01-08
    soldstatus $96,000
33. 1990-06-04
    soldstatus $47,500
34. 1979-12-01
    soldstatus $60,000

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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 X · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $44,054
• − Mortgage interest: −$15,404
• − Property taxes: −$3,082
• − Insurance: −$2,172
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$8,280
• − Depreciation: −$8,000
• Taxable income: $67
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $3,947/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

+358.3% since first listed

21 events — show timeline

• 2026-05-20 Relisted — MARMLS
• 2025-09-22 Price Changed $275,000 MARMLS
• 2024-06-25 Listed $290,000 MARMLS
• 2018-09-04 Sold (Public Records) $149,000 Public Records
• 2018-08-10 Sold (MLS) $149,000 MARMLS
• 2018-05-24 Pending — MARMLS
• 2018-05-09 Price Changed $149,000 MARMLS
• 2018-03-26 Price Changed $150,500 MARMLS
• 2018-03-14 Price Changed $155,500 MARMLS
• 2018-03-07 Price Changed $157,000 MARMLS
• 2018-02-21 Listed $160,000 MARMLS
• 2017-07-12 Listing Removed — MARMLS
• 2017-06-26 Price Changed $156,000 MARMLS
• 2017-06-26 Relisted — MARMLS
• 2017-06-15 Listing Removed — MARMLS
• 2017-06-08 Listed $152,000 MARMLS
• 2012-07-02 Sold (MLS) $85,600 MARMLS
• 2004-10-15 Sold (Public Records) $141,000 Public Records
• 2003-01-08 Sold (Public Records) $96,000 Public Records
• 1990-06-04 Sold (Public Records) $47,500 Public Records
• 1979-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,082 · +12.0% YoY. Source: county tax records.