18707 NE 14th Ave #727 · Ojus, FL 33179

$165,000

1 bd · 1.0 ba · 802 sqft · Condo public records · 46 Days on market

Built 1967 $350/mo HOA · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Spacious and well-kept 1BR/1BA unit located in the desirable Eighth Moorings Condominium, a peaceful 55+ community known for its calm and comfortable environment. This bright residence features a comfortable layout with abundant natural light throughout. The primary bedroom offers generous closet space and a well-sized bathroom. Enjoy a private balcony, perfect for relaxing while taking in tranquil lake views. Ideally located just steps from Skylake Mall, with easy access to supermarkets, dining, and everyday services. The community offers a scenic lakeside walkway and two swimming pools, including one heated for year-round enjoyment. Low association fees include cable TV and water. Recent

Key facts

• Two swimming pools
• Private balcony
• Tranquil lake views

Tags

• PRIVATE BALCONY
• TRANQUIL LAKE VIEWS
• SCENIC LAKESIDE WALKWAY
• TWO SWIMMING POOLS
• HEATED SWIMMING POOL
• NEWER ROOF

Property features AI

Finance

• Other: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee of $350 covering common areas; Community clubhouse; Community fitness center; Senior community

Exterior

• Parking: One parking space
• Security: Key card entry; Phone entry
• Utilities: Electric heating and cooling
• Home design: Condominium (attached property); 3-story building; Entry on third floor; Has a view; Waterfront with lakefront
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Tile flooring; Third-floor entry; Elevator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 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 $3,191/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.93% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.15%
• DSCR: 2.34
• GRM: 4.3

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $11,783
• Equity at exit: $24,602

10-year hold

• IRR: 12.6%
• Equity multiple: 1.83×
• Total profit: $38,574
• Equity at exit: $14,266

Cash invested: $46,200 (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 33179

• Rents YoY: 0.2%
• Active inventory: 572
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,191 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $734

Break-even live

Break-even rent $2,261

Max offer price $165,000

Occupancy floor 72%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $165,000 Active 46 DOM
2. 2026-06-17
   days on market $165,000 Active 45 DOM
3. 2026-06-16
   days on market $165,000 Active 44 DOM
4. 2026-06-15
   days on market $165,000 Active 43 DOM
5. 2026-06-13
   days on market $165,000 Active 41 DOM
6. 2026-06-09
   days on market $165,000 Active 37 DOM
7. 2026-06-08
   days on market $165,000 Active 36 DOM
8. 2026-06-07
   days on market $165,000 Active 35 DOM
9. 2026-06-04
   days on market $165,000 Active 32 DOM
10. 2026-06-03
    days on market $165,000 Active 31 DOM
11. 2026-06-02
    days on market $165,000 Active 30 DOM
12. 2026-06-01
    days on market $165,000 Active 29 DOM
13. 2026-05-31
    days on market $165,000 Active 28 DOM
14. 2026-05-03
    listed $165,000 Active
15. 2025-06-19
    historical
16. 2025-02-24
    price $170,000
17. 2024-12-19
    listed $180,000 Active
18. 2023-05-09
    historical
19. 2023-05-02
    historical Active Under Contract
20. 2023-04-12
    listed $155,000 Active
21. 2023-03-27
    soldstatus $140,000
22. 2023-03-22
    soldstatus $140,000 Closed
23. 2023-03-07
    status Pending
24. 2023-03-01
    price $140,000
25. 2023-02-01
    price $150,000
26. 2023-01-31
    status Active
27. 2022-12-02
    historical Active Under Contract
28. 2022-11-21
    listed $135,000 Active
29. 1995-08-17
    soldstatus $32,000
30. 1988-02-01
    soldstatus $32,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$458/yr (+$38/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 20 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: $38,289
• − Mortgage interest: −$9,243
• − Property taxes: −$912
• − Insurance: −$5,944
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − HOA: −$4,200
• − Depreciation: −$4,800
• Taxable income: $7,065
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $7,114/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

+415.6% since first listed

17 events — show timeline

• 2026-05-03 Listed $165,000 MARMLS
• 2025-06-19 Listing Removed — MARMLS
• 2025-02-24 Price Changed $170,000 MARMLS
• 2024-12-19 Listed $180,000 MARMLS
• 2023-05-09 Listing Removed — MARMLS
• 2023-05-02 Contingent — MARMLS
• 2023-04-12 Listed $155,000 MARMLS
• 2023-03-27 Sold (Public Records) $140,000 Public Records
• 2023-03-22 Sold (MLS) $140,000 MARMLS
• 2023-03-07 Pending — MARMLS
• 2023-03-01 Price Changed $140,000 MARMLS
• 2023-02-01 Price Changed $150,000 MARMLS
• 2023-01-31 Relisted — MARMLS
• 2022-12-02 Contingent — MARMLS
• 2022-11-21 Listed $135,000 MARMLS
• 1995-08-17 Sold (Public Records) $32,000 Public Records
• 1988-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+25.0%/yr

Latest (2025): $912 · -57.5% YoY. Source: county tax records.