1501 NE 191st St Unit C216 · Ojus, FL 33179

$230,000

2 bd · 2.0 ba · 1,156 sqft · Condo public records · 155 Days on market

Built 1969 $629/mo HOA · 18% 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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• 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

As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

Key facts

• Stone countertops
• Walk-in closet
• Private balcony

Tags

• WALK-IN CLOSET
• MODERN BATHROOMS
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BALCONY
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Association pool
• Financial info: No pets allowed
• HOA & community: Association fee $629 monthly; Association covers laundry, grounds and structure maintenance, parking, pool(s), sewer, trash and water; Community amenities include clubhouse, pool, storage and elevator(s); Community has 80 units

Exterior

• Parking: Assigned parking; Guest parking; 1 covered parking space; 1-car garage
• Security: Closed-circuit cameras
• Utilities: Association provides water and sewer; Power: electric
• Home design: Attached property; 4-story building; Entry on level 2; Effective year built; Block construction
• Construction: Block construction
• Exterior features: Balcony; Open patio; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedrooms located on second floor
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Blinds on windows; Accessible hallways; Breakfast area; Eat-in kitchen; Living/dining room; Tub with shower; Walk-in closets; Second-floor entry; Elevator access
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $202k (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 $3,526/mo this rent would consume 65% 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 155 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 5.4

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-6,814
• Equity at exit: $34,294

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $9,520
• Equity at exit: $19,886

Cash invested: $64,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,526 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$232 /mo · $2,781/yr
• Insurance: −$96
• HOA: −$629
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $622

Break-even live

Break-even rent $2,738

Max offer price $230,000

Occupancy floor 77%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $629 · $7,548/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $230,000 Active 155 DOM
2. 2026-06-17
   days on market $230,000 Active 154 DOM
3. 2026-06-16
   days on market $230,000 Active 153 DOM
4. 2026-06-15
   days on market $230,000 Active 152 DOM
5. 2026-06-13
   days on market $230,000 Active 150 DOM
6. 2026-06-09
   days on market $230,000 Active 146 DOM
7. 2026-06-08
   days on market $230,000 Active 145 DOM
8. 2026-06-07
   days on market $230,000 Active 144 DOM
9. 2026-06-04
   days on market $230,000 Active 141 DOM
10. 2026-06-03
    days on market $230,000 Active 140 DOM
11. 2026-06-02
    days on market $230,000 Active 139 DOM
12. 2026-06-01
    days on market $230,000 Active 138 DOM
13. 2026-05-31
    days on market $230,000 Active 137 DOM
14. 2026-05-18
    price $230,000
15. 2026-04-13
    price $235,000
16. 2026-01-30
    price $239,999
17. 2026-01-15
    listed $245,000 Active
18. 2025-08-20
    soldstatus $238,000
19. 2025-07-10
    soldstatus $238,000 Closed 599-char remark

    Show marketing remark (599 chars)

    As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

20. 2025-05-06
    historical Active Under Contract 599-char remark

    Show marketing remark (599 chars)

    As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

21. 2025-04-30
    status Active 599-char remark

    Show marketing remark (599 chars)

    As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

22. 2025-04-24
    historical Active Under Contract 599-char remark

    Show marketing remark (599 chars)

    As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

23. 2025-04-04
    listed $249,000 Active 599-char remark

    Show marketing remark (599 chars)

    As soon as you walk in, you’ll feel the peace and natural light throughout. The apartment has soft white tones, with a large master bedroom and a spacious second bedroom. 2 modern bathrooms—one with a bathtub and one with a shower. The open kitchen, with stone countertops, offers a convenient eating space and plenty of storage, along with stainless steel appliances. The living room is bright and inviting. A private balcony and a great location just minutes from Aventura Mall, the beaches, I-95, and top-rated schools. A great value in a quiet neighborhood. Schedule a showing today!

24. 2021-01-06
    soldstatus $143,000
25. 2020-11-24
    soldstatus $143,000 Closed 744-char remark

    Show marketing remark (744 chars)

    BEAUTIFUL COMPLETELY REMODELED UNIT, CONSISTING OF 2 BEDROOMS, 2 BATHS, TILED THROUGHOUT AND A GREAT BALCONY TO RELAX IN. BALCONY HAS SHUTTERS ALL AROUND, FRONT OF PROPERTY HAS IMPACT WINDOWS, ROOM WINDOWS ARE NOT IMPACT, BUT ARE NEW. ENTRANCE DOOR, AS WELL AS, KITCHEN DOOR ARE NEW. * * * * * DINING ROOM LAMP WILL BE REPLACED, SLIDING GLASS DOOR INDOOR PANELS DO NOT STAY * * * * * . ONE OF THE LOWEST ASSOCIATION FEES IN THE AREA. NEW ROOF, NEW EXTERIOR PAINT, NEW POOL FENCE. CLOSE TO SCHOOLS, SHOPPING AND PLACES OF WORSHIP. TENANT-OCCUPIED, BUT VERY EASY TO SHOW WITH APPOINTMENT. ASSOCIATION DOES NOT HAVE RESERVES, CASH OR 25% DOWN ONLY. NO RENTAL THE FIRST YEAR. AFTER A YEAR, HAVE TO GET ON WAITING LIST TO RENT FOR 2 YEARS.

26. 2020-07-28
    status Pending 744-char remark

    Show marketing remark (744 chars)

    BEAUTIFUL COMPLETELY REMODELED UNIT, CONSISTING OF 2 BEDROOMS, 2 BATHS, TILED THROUGHOUT AND A GREAT BALCONY TO RELAX IN. BALCONY HAS SHUTTERS ALL AROUND, FRONT OF PROPERTY HAS IMPACT WINDOWS, ROOM WINDOWS ARE NOT IMPACT, BUT ARE NEW. ENTRANCE DOOR, AS WELL AS, KITCHEN DOOR ARE NEW. * * * * * DINING ROOM LAMP WILL BE REPLACED, SLIDING GLASS DOOR INDOOR PANELS DO NOT STAY * * * * * . ONE OF THE LOWEST ASSOCIATION FEES IN THE AREA. NEW ROOF, NEW EXTERIOR PAINT, NEW POOL FENCE. CLOSE TO SCHOOLS, SHOPPING AND PLACES OF WORSHIP. TENANT-OCCUPIED, BUT VERY EASY TO SHOW WITH APPOINTMENT. ASSOCIATION DOES NOT HAVE RESERVES, CASH OR 25% DOWN ONLY. NO RENTAL THE FIRST YEAR. AFTER A YEAR, HAVE TO GET ON WAITING LIST TO RENT FOR 2 YEARS.

27. 2020-07-24
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    BEAUTIFUL COMPLETELY REMODELED UNIT, CONSISTING OF 2 BEDROOMS, 2 BATHS, TILED THROUGHOUT AND A GREAT BALCONY TO RELAX IN. BALCONY HAS SHUTTERS ALL AROUND, FRONT OF PROPERTY HAS IMPACT WINDOWS, ROOM WINDOWS ARE NOT IMPACT, BUT ARE NEW. ENTRANCE DOOR, AS WELL AS, KITCHEN DOOR ARE NEW. * * * * * DINING ROOM LAMP WILL BE REPLACED, SLIDING GLASS DOOR INDOOR PANELS DO NOT STAY * * * * * . ONE OF THE LOWEST ASSOCIATION FEES IN THE AREA. NEW ROOF, NEW EXTERIOR PAINT, NEW POOL FENCE. CLOSE TO SCHOOLS, SHOPPING AND PLACES OF WORSHIP. TENANT-OCCUPIED, BUT VERY EASY TO SHOW WITH APPOINTMENT. ASSOCIATION DOES NOT HAVE RESERVES, CASH OR 25% DOWN ONLY. NO RENTAL THE FIRST YEAR. AFTER A YEAR, HAVE TO GET ON WAITING LIST TO RENT FOR 2 YEARS.

28. 2020-07-21
    status Pending 744-char remark

    Show marketing remark (744 chars)

    BEAUTIFUL COMPLETELY REMODELED UNIT, CONSISTING OF 2 BEDROOMS, 2 BATHS, TILED THROUGHOUT AND A GREAT BALCONY TO RELAX IN. BALCONY HAS SHUTTERS ALL AROUND, FRONT OF PROPERTY HAS IMPACT WINDOWS, ROOM WINDOWS ARE NOT IMPACT, BUT ARE NEW. ENTRANCE DOOR, AS WELL AS, KITCHEN DOOR ARE NEW. * * * * * DINING ROOM LAMP WILL BE REPLACED, SLIDING GLASS DOOR INDOOR PANELS DO NOT STAY * * * * * . ONE OF THE LOWEST ASSOCIATION FEES IN THE AREA. NEW ROOF, NEW EXTERIOR PAINT, NEW POOL FENCE. CLOSE TO SCHOOLS, SHOPPING AND PLACES OF WORSHIP. TENANT-OCCUPIED, BUT VERY EASY TO SHOW WITH APPOINTMENT. ASSOCIATION DOES NOT HAVE RESERVES, CASH OR 25% DOWN ONLY. NO RENTAL THE FIRST YEAR. AFTER A YEAR, HAVE TO GET ON WAITING LIST TO RENT FOR 2 YEARS.

29. 2020-06-15
    listed $159,900 Active 744-char remark

    Show marketing remark (744 chars)

    BEAUTIFUL COMPLETELY REMODELED UNIT, CONSISTING OF 2 BEDROOMS, 2 BATHS, TILED THROUGHOUT AND A GREAT BALCONY TO RELAX IN. BALCONY HAS SHUTTERS ALL AROUND, FRONT OF PROPERTY HAS IMPACT WINDOWS, ROOM WINDOWS ARE NOT IMPACT, BUT ARE NEW. ENTRANCE DOOR, AS WELL AS, KITCHEN DOOR ARE NEW. * * * * * DINING ROOM LAMP WILL BE REPLACED, SLIDING GLASS DOOR INDOOR PANELS DO NOT STAY * * * * * . ONE OF THE LOWEST ASSOCIATION FEES IN THE AREA. NEW ROOF, NEW EXTERIOR PAINT, NEW POOL FENCE. CLOSE TO SCHOOLS, SHOPPING AND PLACES OF WORSHIP. TENANT-OCCUPIED, BUT VERY EASY TO SHOW WITH APPOINTMENT. ASSOCIATION DOES NOT HAVE RESERVES, CASH OR 25% DOWN ONLY. NO RENTAL THE FIRST YEAR. AFTER A YEAR, HAVE TO GET ON WAITING LIST TO RENT FOR 2 YEARS.

30. 2014-03-07
    historical
31. 2013-03-06
    listed $93,900
32. 2002-11-20
    soldstatus $88,000
33. 1987-09-01
    soldstatus $43,500

ⓘ 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: $2,781 · $232/mo
• Projected year-2 tax: $2,781 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $42,306
• − Mortgage interest: −$12,884
• − Property taxes: −$2,781
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − HOA: −$7,548
• − Depreciation: −$6,691
• Taxable income: $4,484
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $6,393/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

+428.7% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $230,000 MARMLS
• 2026-04-13 Price Changed $235,000 MARMLS
• 2026-01-30 Price Changed $239,999 MARMLS
• 2026-01-15 Listed $245,000 MARMLS
• 2025-08-20 Sold (Public Records) $238,000 Public Records
• 2025-07-10 Sold (MLS) $238,000 MARMLS
• 2025-05-06 Contingent — MARMLS
• 2025-04-30 Relisted — MARMLS
• 2025-04-24 Contingent — MARMLS
• 2025-04-04 Listed $249,000 MARMLS
• 2021-01-06 Sold (Public Records) $143,000 Public Records
• 2020-11-24 Sold (MLS) $143,000 MARMLS
• 2020-07-28 Pending — MARMLS
• 2020-07-24 Contingent — MARMLS
• 2020-07-21 Pending — MARMLS
• 2020-06-15 Listed $159,900 MARMLS
• 2014-03-07 Listing Removed — Beaches MLS
• 2013-03-06 Listed $93,900 Beaches MLS
• 2002-11-20 Sold (Public Records) $88,000 Public Records
• 1987-09-01 Sold (Public Records) $43,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,781 · +8.6% YoY. Source: county tax records.