17890 W Dixie Hwy 319 Hwy #319 · Ojus, FL 33160

$179,000

1 bd · 1.0 ba · 928 sqft · Condo public records · 246 Days on market

Built 1979 $433/mo HOA · 12% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 REMODELED 1 BEDROOM 1 BATH UNIT IN GREYNOLDS PARK CLUB CONDOMINIUM. LOVELY FAUX WOOD FLOORS! CLOSE TO AVENTURA MALL, RESTAURANTS AND BUSINESSES. AMENITIES; COMMON POOL, BBQ AREA, GYM AND PARTY ROOM!

Key facts

• Swimming pool
• Exercise rooms
• Faux wood flooring

Tags

• FAUX WOOD FLOORING
• SECURED ELECTRONIC ENTRY
• SWIMMING POOL
• EXERCISE ROOMS
• SIGNIFICANT IMPROVEMENTS
• RESTORATION OF BALCONIES

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions
• HOA & community: Monthly association fee; Association fee covers common areas, laundry, grounds maintenance, structure maintenance, parking, pool(s), roof and security; Community amenities include fitness center, laundry, barbecue/picnic area, pool and elevators

Exterior

• Parking: 1 covered parking space (garage)
• Security: Closed-circuit cameras; Intercom; Key card entry; Secured lobby; Smoke detectors
• Utilities: Association-managed pool
• Home design: Attached property; 6-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Barbecue; Fence

Interior

• Kitchen: Electric range; Self-cleaning oven; Disposal; Icemaker; Refrigerator; Electric water heater
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Impact glass windows; Accessible elevator installed; First floor entry; Main level primary bedroom; Tub/shower; Elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 8.7% 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; 1879 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,547/mo this rent would consume 63% 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 $2k of equity ($1k loan paydown + $943 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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: 1.98% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.56%
• DSCR: 2.23
• GRM: 4.2

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: 25.1%
• Equity multiple: 2.23×
• Total profit: $61,458
• Equity at exit: $56,742

10-year hold

• IRR: 27.0%
• Equity multiple: 3.88×
• Total profit: $144,169
• Equity at exit: $72,136

Cash invested: $50,120 (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: 1879
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,547 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$433
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,084

Break-even live

Break-even rent $2,174

Max offer price $179,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,186	-5% $1,135	+0% $1,084	+5% $1,034	+10% $983
Rent	-10% $804	-5% $944	+0% $1,084	+5% $1,225	+10% $1,365
Rate	-1.0pp $1,175	-0.5pp $1,130	base $1,084	+0.5pp $1,038	+1.0pp $991

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $179,000 Active 246 DOM
2. 2026-06-18
   days on market $179,000 Active 243 DOM
3. 2026-06-17
   days on market $179,000 Active 242 DOM
4. 2026-06-16
   days on market $179,000 Active 241 DOM
5. 2026-06-15
   days on market $179,000 Active 240 DOM
6. 2026-06-13
   days on market $179,000 Active 238 DOM
7. 2026-06-09
   days on market $179,000 Active 234 DOM
8. 2026-06-08
   days on market $179,000 Active 233 DOM
9. 2026-06-08
   days on market $179,000 Active 232 DOM
10. 2026-06-04
    days on market $179,000 Active 229 DOM
11. 2026-06-03
    days on market $179,000 Active 228 DOM
12. 2026-06-02
    days on market $179,000 Active 227 DOM
13. 2026-06-01
    days on market $179,000 Active 226 DOM
14. 2026-05-31
    days on market $179,000 Active 225 DOM
15. 2025-11-14
    status Active
16. 2025-10-10
    listed $179,000 Active
17. 2024-02-05
    soldstatus $165,000
18. 2024-02-01
    soldstatus $165,000 Closed 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS REMODELED 1 BEDROOM 1 BATH UNIT IN GREYNOLDS PARK CLUB CONDOMINIUM. LOVELY FAUX WOOD FLOORS! CLOSE TO AVENTURA MALL, RESTAURANTS AND BUSINESSES. AMENITIES; COMMON POOL, BBQ AREA, GYM AND PARTY ROOM!

19. 2024-01-10
    status Pending 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS REMODELED 1 BEDROOM 1 BATH UNIT IN GREYNOLDS PARK CLUB CONDOMINIUM. LOVELY FAUX WOOD FLOORS! CLOSE TO AVENTURA MALL, RESTAURANTS AND BUSINESSES. AMENITIES; COMMON POOL, BBQ AREA, GYM AND PARTY ROOM!

20. 2023-11-10
    price $179,900 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS REMODELED 1 BEDROOM 1 BATH UNIT IN GREYNOLDS PARK CLUB CONDOMINIUM. LOVELY FAUX WOOD FLOORS! CLOSE TO AVENTURA MALL, RESTAURANTS AND BUSINESSES. AMENITIES; COMMON POOL, BBQ AREA, GYM AND PARTY ROOM!

21. 2023-10-06
    listed $188,000 Active 207-char remark

    Show marketing remark (207 chars)

    SPACIOUS REMODELED 1 BEDROOM 1 BATH UNIT IN GREYNOLDS PARK CLUB CONDOMINIUM. LOVELY FAUX WOOD FLOORS! CLOSE TO AVENTURA MALL, RESTAURANTS AND BUSINESSES. AMENITIES; COMMON POOL, BBQ AREA, GYM AND PARTY ROOM!

22. 2014-09-16
    soldstatus $95,000
23. 2014-09-10
    soldstatus $95,000 Sold 154-char remark

    Show marketing remark (154 chars)

    GREAT OPPORTUNITY GREAT LOCATION 1BEDROOM, 1 BATHROOM, 1 COVERED PARKING, THE MOST DESIREABLE UNIT IN THE BUILDING, DON'T MISS THIS OUT, GREAT INVESTMENT.

24. 2014-07-29
    status Pending 154-char remark

    Show marketing remark (154 chars)

    GREAT OPPORTUNITY GREAT LOCATION 1BEDROOM, 1 BATHROOM, 1 COVERED PARKING, THE MOST DESIREABLE UNIT IN THE BUILDING, DON'T MISS THIS OUT, GREAT INVESTMENT.

25. 2014-06-18
    listed $110,000 Active 154-char remark

    Show marketing remark (154 chars)

    GREAT OPPORTUNITY GREAT LOCATION 1BEDROOM, 1 BATHROOM, 1 COVERED PARKING, THE MOST DESIREABLE UNIT IN THE BUILDING, DON'T MISS THIS OUT, GREAT INVESTMENT.

26. 1993-03-01
    soldstatus $38,000
27. 1979-12-01
    soldstatus $45,000

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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: $42,565
• − Mortgage interest: −$10,027
• − Property taxes: −$2,460
• − Insurance: −$1,692
• − Repairs & maintenance: −$3,405
• − Management: −$3,405
• − HOA: −$5,196
• − Depreciation: −$5,207
• Taxable income: $11,172
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $10,332/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

+297.8% since first listed

13 events — show timeline

• 2025-11-14 Relisted — MARMLS
• 2025-10-10 Listed $179,000 MARMLS
• 2024-02-05 Sold (Public Records) $165,000 Public Records
• 2024-02-01 Sold (MLS) $165,000 MARMLS
• 2024-01-10 Pending — MARMLS
• 2023-11-10 Price Changed $179,900 MARMLS
• 2023-10-06 Listed $188,000 MARMLS
• 2014-09-16 Sold (Public Records) $95,000 Public Records
• 2014-09-10 Sold (MLS) $95,000 MARMLS
• 2014-07-29 Pending — MARMLS
• 2014-06-18 Listed $110,000 MARMLS
• 1993-03-01 Sold (Public Records) $38,000 Public Records
• 1979-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,460 · +5.2% YoY. Source: county tax records.