1660 NE 191st St Unit 410-1 · Ojus, FL 33179

$231,000

2 bd · 2.0 ba · 1,315 sqft · Condo · 227 Days on market

Built 1968 $681/mo HOA · 18% 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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Homesteps Property!This nice 2/2 condo with lake view is centrally located. This property is eligible under Freddie Mac First Look Initiative through 01/11/12. Investors may submit offers at any time however offers will be considered for negotiation unti l after the 15 day-period. Seller offers 2yr Home Warranty and up 3.5% in closing costs.

Key facts

• Tranquil lake
• Screened balcony
• Storage unit

Tags

• SCREENED BALCONY
• TRANQUIL LAKE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• STORAGE UNIT
• GUARD-GATED COMMUNITY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association amenities include laundry, pool, storage, and elevator(s); Association fee covers management, common areas, cable TV, insurance, laundry, grounds and structure maintenance, parking, pest control, pools, reserve fund, roof, security, trash, and water

Exterior

• Parking: Assigned open parking; Two or more parking spaces; 2 covered spaces; 2-car garage
• Security: Complex fenced; Security guard; Exterior lighting
• Utilities: Cable available
• Home design: Attached property; 4 total stories; Entry located on level 4
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Lakefront view; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Electric water heater
• Bedrooms: Includes a den; Includes a storage room
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Electric cooling; Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Family/dining room; Pantry; Main living area on entry level; Bedroom on main level
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $231k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $231k).
• Recommended offer: $203k (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; 572 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,795/mo this rent would consume 70% of the median local household income ($65k/yr) (locally 3123% 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 $7k 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 227 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 9233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $231k implies a 362% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1968 — 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: 1.64% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-28,290
• Equity at exit: $34,443

10-year hold

• IRR: -12.3%
• Equity multiple: 0.42×
• Total profit: $-37,605
• Equity at exit: $19,973

Cash invested: $64,680 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,795 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$681
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $294

Break-even live

Break-even rent $3,423

Max offer price $231,000

Occupancy floor 87%

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $681 · $8,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $231,000 Active 227 DOM
2. 2026-06-17
   days on market $231,000 Active 226 DOM
3. 2026-06-16
   days on market $231,000 Active 225 DOM
4. 2026-06-15
   days on market $231,000 Active 224 DOM
5. 2026-06-13
   days on market $231,000 Active 222 DOM
6. 2026-06-09
   days on market $231,000 Active 218 DOM
7. 2026-06-08
   days on market $231,000 Active 217 DOM
8. 2026-06-08
   days on market $231,000 Active 216 DOM
9. 2026-06-04
   days on market $231,000 Active 213 DOM
10. 2026-06-03
    days on market $231,000 Active 212 DOM
11. 2026-06-02
    days on market $231,000 Active 211 DOM
12. 2026-06-01
    days on market $231,000 Active 210 DOM
13. 2026-05-31
    days on market $231,000 Active 209 DOM
14. 2026-05-20
    listed $2,475
15. 2026-04-13
    status Active
16. 2026-03-16
    historical $2,400
17. 2026-03-07
    historical Active Under Contract
18. 2026-02-16
    status Active
19. 2026-02-11
    historical Active Under Contract
20. 2025-12-06
    listed $2,400
21. 2025-11-03
    listed $231,000 Active
22. 2012-02-01
    soldstatus $50,000 345-char remark

    Show marketing remark (345 chars)

    A Homesteps Property!This nice 2/2 condo with lake view is centrally located. This property is eligible under Freddie Mac First Look Initiative through 01/11/12. Investors may submit offers at any time however offers will be considered for negotiation unti l after the 15 day-period. Seller offers 2yr Home Warranty and up 3.5% in closing costs.

ⓘ 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 5/10 Major FEMA zone AE · 29% 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: $45,540
• − Mortgage interest: −$12,940
• − Property taxes: −$3,465
• − Insurance: −$6,274
• − Repairs & maintenance: −$3,643
• − Management: −$3,643
• − HOA: −$8,172
• − Depreciation: −$6,720
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,365/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): 51,591
• Household income: $65,211
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 3123.0

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 0.67)
• Race & ethnicity: Black 39% Hispanic / Latino 38% Two or more races 23% White 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 6% Dominican 3% Salvadoran 3%
• Common ancestry: Hispanic 13% Scotch-Irish 2% Romanian 2%
• Foreign-born: 48% · Canada, Jamaica, Dominican Republic
• Languages at home: 42% English-only · Spanish 37% French/Haitian/Cajun 13% Other Indo-European 2%

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: ▼ -608.34%
• Current HPI: 328.1733
• Rent YoY: ▲ 0.22%
• 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

-95.0% since first listed

9 events — show timeline

• 2026-05-20 Listed for Rent $2,475 MARMLS
• 2026-04-13 Relisted — MARMLS
• 2026-03-16 Rental Removed $2,400 MARMLS
• 2026-03-07 Contingent — MARMLS
• 2026-02-16 Relisted — MARMLS
• 2026-02-11 Contingent — MARMLS
• 2025-12-06 Listed for Rent $2,400 MARMLS
• 2025-11-03 Listed $231,000 MARMLS
• 2012-02-01 Sold (MLS) $50,000 MARMLS