1700 NE 191st St #100 · Ojus, FL 33179

$149,000

1 bd · 1.0 ba · 883 sqft · Condo public records · 90 Days on market

Built 1972 $514/mo HOA · 16% 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 MLS

Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

Key facts

• Community pool
• Pond views
• $514 HOA

Tags

• POND VIEWS
• PRIVATE SCREENED PORCH
• 24 HOUR GATED SECURITY
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Lease considered; No pets allowed
• HOA & community: Monthly association fee; Association fee covers cable TV, hot water, insurance, laundry, structure maintenance, pool(s), recreation facilities, reserve fund, sewer, security, trash, and water; Community clubhouse and pool

Exterior

• Parking: Guest parking; One assigned space
• Security: Security guard
• Utilities: Cable available
• Home design: Block construction; 5 stories; Property is attached; Entry level: 1
• Construction: Block construction
• Exterior features: Enclosed porch; Porch (screened); Association pool; Waterfront property; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom on main level; Family room; Storage room
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Blinds; First floor entry; Main living area on entry level; Family/Dining room; Tub/shower
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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; 574 active listings in the ZIP; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $3,307/mo this rent would consume 61% 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 $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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 2.22% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 3.8

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: 7.0%
• Equity multiple: 1.26×
• Total profit: $10,911
• Equity at exit: $22,216

10-year hold

• IRR: 12.3%
• Equity multiple: 1.79×
• Total profit: $32,971
• Equity at exit: $12,883

Cash invested: $41,720 (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: 574
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,307 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$514
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $682

Break-even live

Break-even rent $2,443

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $767	-5% $724	+0% $682	+5% $640	+10% $598
Rent	-10% $421	-5% $552	+0% $682	+5% $813	+10% $943
Rate	-1.0pp $757	-0.5pp $720	base $682	+0.5pp $644	+1.0pp $604

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $514 · $6,168/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $149,000 Active 90 DOM
2. 2026-06-18
   days on market $149,000 Active 87 DOM
3. 2026-06-17
   days on market $149,000 Active 86 DOM
4. 2026-06-16
   days on market $149,000 Active 85 DOM
5. 2026-06-15
   days on market $149,000 Active 84 DOM
6. 2026-06-13
   days on market $149,000 Active 82 DOM
7. 2026-06-09
   days on market $149,000 Active 78 DOM
8. 2026-06-08
   days on market $149,000 Active 77 DOM
9. 2026-06-07
   days on market $149,000 Active 76 DOM
10. 2026-06-04
    days on market $149,000 Active 73 DOM
11. 2026-06-03
    days on market $149,000 Active 72 DOM
12. 2026-06-02
    days on market $149,000 Active 71 DOM
13. 2026-06-01
    days on market $149,000 Active 70 DOM
14. 2026-05-31
    days on market $149,000 Active 69 DOM
15. 2026-04-30
    price $1,700
16. 2026-04-29
    price $149,000
17. 2026-03-23
    listed $155,000 Active
18. 2026-03-21
    listed $1,800
19. 2026-03-16
    historical
20. 2025-08-21
    listed $155,000 Active
21. 2025-01-30
    soldstatus $147,500
22. 2025-01-13
    soldstatus $147,500 Closed 811-char remark

    Show marketing remark (811 chars)

    Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

23. 2024-12-28
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

24. 2024-11-04
    historical Active Under Contract 811-char remark

    Show marketing remark (811 chars)

    Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

25. 2024-09-21
    price $152,000 811-char remark

    Show marketing remark (811 chars)

    Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

26. 2024-09-20
    listed $15,200 Active 811-char remark

    Show marketing remark (811 chars)

    Imagine a beautiful , light filled, modern, easily accessible apt with a garden like setting next to a lake and pool in a secure gated community centrally located within minutes from the vibrant Skylake Plaza with amenities and restaurants. Tremendous value, a great home ideal for a vacation property for out-of-towers, investors or someone looking for a clean updated apt in the heart of a bustling & up-and-coming area. The unit has its own parking spot perfectly located close to the front door and visible from kitchen window. Situated in a gated community mins from highways , set between two international airports & public transportation. All within a short distance from Historic Greynolds park , golf course as well as the world famous Aventura mall and Bright line Station SA PAID IN FULL

27. 2017-06-05
    soldstatus $87,300
28. 2017-06-02
    soldstatus $87,300 Sold
29. 2017-04-23
    status Pending
30. 2017-03-25
    price $89,933
31. 2017-03-17
    price $92,000
32. 2017-02-16
    listed $95,000 Active
33. 2017-02-16
    soldstatus $75,000
34. 2015-12-17
    soldstatus $35,000 Sold
35. 2015-08-18
    status Pending
36. 2015-08-11
    listed $20,200 Active
37. 1973-10-01
    soldstatus $30,000

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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 5/10 Major FEMA zone AE · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 26 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: $39,681
• − Mortgage interest: −$8,346
• − Property taxes: −$1,753
• − Insurance: −$5,864
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − HOA: −$6,168
• − Depreciation: −$4,335
• Taxable income: $6,866
• Est. tax owed @ 24.0%: −$1,648
• After-tax cash flow: $6,539/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

-94.3% since first listed

23 events — show timeline

• 2026-04-30 Price Changed $1,700 MARMLS
• 2026-04-29 Price Changed $149,000 MARMLS
• 2026-03-23 Listed $155,000 MARMLS
• 2026-03-21 Listed for Rent $1,800 MARMLS
• 2026-03-16 Listing Removed — Beaches MLS
• 2025-08-21 Listed $155,000 Beaches MLS
• 2025-01-30 Sold (Public Records) $147,500 Public Records
• 2025-01-13 Sold (MLS) $147,500 MARMLS
• 2024-12-28 Pending — MARMLS
• 2024-11-04 Contingent — MARMLS
• 2024-09-21 Price Changed $152,000 MARMLS
• 2024-09-20 Listed $15,200 MARMLS
• 2017-06-05 Sold (Public Records) $87,300 Public Records
• 2017-06-02 Sold (MLS) $87,300 MARMLS
• 2017-04-23 Pending — MARMLS
• 2017-03-25 Price Changed $89,933 MARMLS
• 2017-03-17 Price Changed $92,000 MARMLS
• 2017-02-16 Listed $95,000 MARMLS
• 2017-02-16 Sold (Public Records) $75,000 Public Records
• 2015-12-17 Sold (MLS) $35,000 MARMLS
• 2015-08-18 Pending — MARMLS
• 2015-08-11 Listed $20,200 MARMLS
• 1973-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,753 · -5.1% YoY. Source: county tax records.