1780 NE 191st St Unit 210-2 · Ojus, FL 33179

$140,000

1 bd · 1.5 ba · 1,036 sqft · Condo · 206 Days on market

Built 1969 Good condition $135/sqft · 7% below area Est $151k · 7% under $671/mo HOA · 20% of rent ↓ 3% since listing

---

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 +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and well-maintained 1/1.5 bedroom. Building amenities include a convenient laundry room at each floor, 4 refreshing pools, and an elevator for easy access. Located in a gated condo community in a prime location close to Publix, CVS, Walgreens, dining, and everyday conveniences. Excellent opportunity for both end-users and investors. Priced to sell and will not last. Tenant occupied. 24-hour notice required for showings. For showings, please contact Listing Agent.

Key facts

• Laundry room
• Prime location
• $671 HOA

Tags

• LAUNDRY ROOM
• GATED CONDO COMMUNITY
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 5.8% in Ojus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Ojus Elementary School (math 56% / reading 59%, grade C+, #764 of 2,144 statewide, top 36%, 776 students, 63% 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).
• Market conditions: Rents flat; 810 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,291/mo this rent would consume 61% of the median local household income ($65k/yr) (locally 21% 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 $968 of loan paydown is wiped out by about $4k 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 206 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1969 — 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: 2.35% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 3.5

CMA / ARV

• ARV (median comp): $150,743
• List price: $140,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 NE 191st St Unit 522-3	0.02mi	2/2.0 (+1)	1,036 (0%)	1mo	$190,000	$183	91
1540 NE 191st St #244	0.27mi	2/2.0 (+1)	1,040 (+0%)	0mo	$167,000	$161	79
1540 NE 191st St #140	0.27mi	1/1.5	954 (-8%)	1mo	$100,000	$105	73
1701 NE 191st St Unit A103	0.11mi	1/1.5	898 (-13%)	0mo	$185,000	$206	72
18555 NE 14th Ave Unit 502-B	0.48mi	2/2.0 (+1)	1,146 (+11%)	1mo	$150,000	$131	52
1301 NE 191st St Unit F103	0.55mi	1/1.5	898 (-13%)	1mo	$175,000	$195	51
1170 NE 191st St #35	0.76mi	1/1.5	830 (-20%)	0mo	$140,000	$169	40
1100 NE 191st St #44	0.83mi	2/2.0 (+1)	1,150 (+11%)	0mo	$133,000	$116	39
16900 NE 14th Ave #302	1.36mi	1/1.0	883 (-15%)	1mo	$74,000	$84	38
1215 NE 182nd St	0.79mi	2/1.5 (+1)	880 (-15%)	0mo	$385,000	$438	35
819 NE 199th St Unit 6-205	1.35mi	2/2.0 (+1)	870 (-16%)	1mo	$189,000	$217	32
2535 NE 193rd St #3203	1.03mi	2/2.5 (+1)	1,273 (+23%)	0mo	$410,000	$322	31

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,124
• Equity at exit: $20,874

10-year hold

• IRR: 6.4%
• Equity multiple: 1.38×
• Total profit: $14,735
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Active competition Active MLS

• For sale now: 8 active · 4 under contract
• Median asking: $182,500 ($196/sqft)
• Median days on market: 69 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -25.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33179

• Rents YoY: 0.2%
• Active inventory: 810
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,291 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$671
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $534

Break-even live

Break-even rent $2,614

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $631	-5% $583	+0% $534	+5% $486	+10% $438
Rent	-10% $275	-5% $405	+0% $534	+5% $664	+10% $794
Rate	-1.0pp $605	-0.5pp $570	base $534	+0.5pp $498	+1.0pp $461

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association feeAssociation fee includes common areas, cable TV, parking, pool(s), sewer, security, trash and waterAssociation amenities include elevators, laundry and pool

Exterior

• Parking: 1 assigned covered parking spaceGuest parking
• Security: Complex fencedSecurity guard
• Utilities: Water included in associationSewer included in associationCable TV included in associationTrash included in associationPower (central heating and cooling)
• Home design: Attached property7-story buildingEntry on level 2Effective year built
• Construction: Block construction
• Exterior features: BalconyScreened balconyAssociation pool

Interior

• Kitchen: DryerDishwasherElectric rangeDisposalRefrigeratorWasher
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: ElevatorWalk-in closet(s)
• Laundry & utility: Common area laundry

HOA detail $671/mo · $8,052/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-22
   days on market $140,000 Active 206 DOM
2. 2026-09-20
   days on market $140,000 Active 204 DOM
3. 2026-09-18
   days on market $140,000 Active 202 DOM
4. 2026-09-17
   days on market $140,000 Active 201 DOM
5. 2026-09-16
   days on market $140,000 Active 200 DOM
6. 2026-09-15
   days on market $140,000 Active 199 DOM
7. 2026-09-13
   days on market $140,000 Active 197 DOM
8. 2026-09-12
   days on market $140,000 Active 196 DOM
9. 2026-09-11
   days on market $140,000 Active 195 DOM
10. 2026-09-05
    days on market $140,000 Active 189 DOM
11. 2026-09-04
    days on market $140,000 Active 188 DOM
12. 2026-08-31
    days on market $140,000 Active 184 DOM
13. 2026-08-29
    days on market $140,000 Active 182 DOM
14. 2026-08-28
    days on market $140,000 Active 181 DOM
15. 2026-08-27
    days on market $140,000 Active 180 DOM
16. 2026-08-26
    days on market $140,000 Active 179 DOM
17. 2026-08-25
    days on market $140,000 Active 178 DOM
18. 2026-08-23
    days on market $140,000 Active 176 DOM
19. 2026-08-21
    days on market $140,000 Active 174 DOM
20. 2026-08-20
    days on market $140,000 Active 173 DOM
21. 2026-08-19
    days on market $140,000 Active 172 DOM
22. 2026-08-16
    days on market $140,000 Active 169 DOM
23. 2026-08-14
    days on market $140,000 Active 167 DOM
24. 2026-08-13
    days on market $140,000 Active 166 DOM
25. 2026-08-12
    days on market $140,000 Active 165 DOM
26. 2026-08-11
    days on market $140,000 Active 164 DOM
27. 2026-08-10
    days on market $140,000 Active 163 DOM
28. 2026-08-09
    days on market $140,000 Active 162 DOM
29. 2026-08-08
    days on market $140,000 Active 161 DOM
30. 2026-08-06
    days on market $140,000 Active 159 DOM
31. 2026-08-05
    days on market $140,000 Active 158 DOM
32. 2026-08-04
    days on market $140,000 Active 157 DOM
33. 2026-08-03
    days on market $140,000 Active 156 DOM
34. 2026-07-31
    days on market $140,000 Active 153 DOM
35. 2026-07-28
    days on market $140,000 Active 150 DOM
36. 2026-07-24
    days on market $140,000 Active 146 DOM
37. 2026-07-23
    days on market $140,000 Active 145 DOM
38. 2026-07-22
    days on market $140,000 Active 144 DOM
39. 2026-07-21
    days on market $140,000 Active 143 DOM
40. 2026-07-20
    days on market $140,000 Active 142 DOM
41. 2026-07-18
    days on market $140,000 Active 140 DOM
42. 2026-07-16
    days on market $140,000 Active 138 DOM
43. 2026-07-15
    days on market $140,000 Active 137 DOM
44. 2026-07-13
    days on market $140,000 Active 135 DOM
45. 2026-07-13
    days on market $140,000 Active 134 DOM
46. 2026-07-11
    days on market $140,000 Active 133 DOM
47. 2026-07-10
    days on market $140,000 Active 132 DOM
48. 2026-07-09
    days on market $140,000 Active 131 DOM
49. 2026-07-07
    days on market $140,000 Active 129 DOM
50. 2026-07-06
    days on market $140,000 Active 128 DOM

ⓘ 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 · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 22 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: $39,486
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$5,818
• − Repairs & maintenance: −$3,159
• − Management: −$3,159
• − HOA: −$8,052
• − Depreciation: −$4,073
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $5,146/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $5,180–$15,540 screening

Spacious and well-maintained 1/1.5 bedroom condo with modern amenities and a prime location.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Rental trim landscaping — improves curb appeal and attracts tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Ojus Elementary School C+ FL #764/2,144 Nat'l #8,415/41,679 Middle Highland Oaks Middle School F FL #373/571 Nat'l #6,151/14,009 High Dr. Michael M. Krop Senior High F FL #400/667 Nat'l #10,191/17,239

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

A Composite livability gradescore 83/100

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 · 3,126,439 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: 21% of renters

---

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

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association feeAssociation fee includes common areas, cable TV, parking, pool(s), sewer, security, trash and waterAssociation amenities include elevators, laundry and pool

Exterior

• Parking: 1 assigned covered parking spaceGuest parking
• Security: Complex fencedSecurity guard
• Utilities: Water included in associationSewer included in associationCable TV included in associationTrash included in associationPower (central heating and cooling)
• Home design: Attached property7-story buildingEntry on level 2Effective year built
• Construction: Block construction
• Exterior features: BalconyScreened balconyAssociation pool

Interior

• Kitchen: DryerDishwasherElectric rangeDisposalRefrigeratorWasher
• Flooring: LaminateTile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: ElevatorWalk-in closet(s)
• Laundry & utility: Common area laundry

Price history

-3.1% since first listed

2 events — show timeline

• 2026-03-28 Price Changed $155,000 MARMLS
• 2026-02-28 Listed $160,000 MARMLS