19428 NE 26th Ave Unit 103b · Ojus, FL 33180

$379,000

3 bd · 2.0 ba · 1,688 sqft · Condo public records · 74 Days on market

Built 1973 $1233/mo HOA · 24% of rent

---

Why this score? — see what drove the D+ 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 +15.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL UPGRADED 3 BED/2.5BATH TOWNHOME IN GATED RIVERWOOD COMMUNITY LOCATED IN AVENTURA AREA. REMODELED BATHROOMS & KITCHEN. VAULTED CEILING W/ GORGEOUS WOOD BEAMS. FLOORS REDONE. 2 FENCED PATIOS. HOME IS CHILD PROOF. READY FOR A FAMILY W/ YOUNG CHILDRE N. UNIT HAS NO ASSESSMENTS. CONDO FEES REMAIN LOW. MOVE-IN READY. GREAT DEAL. CHANDELIER IN DR, & BLUE & GREEN CHANDELIER IN 3RD BR NOT PART OF SALE. ALSO TV MOUNTED IN THE LR NOT PART OF SALE BUT NEGOTIABLE IF THE BUYER WANTS IT.

Key facts

• Gated community
• Clubhouse
• Basketball court

Tags

• TWO STORY
• BASKETBALL COURT
• CLUBHOUSE
• PLAYGROUND
• GATED COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association with clubhouse and pool; Monthly HOA fee (amount listed); HOA covers cable TV, insurance, structural maintenance, security, sewer, water, common areas, reserves, roof repairs, recreation facilities, and pool service

Exterior

• Parking: Assigned parking; Guest parking; 2 total parking spaces (including 1 open space)
• Security: Closed-circuit cameras; Key card entry; Entry phone/intercom; Security fence; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Two levels; Entry on level 1; Faces west; Resale property
• Construction: CBS and other construction materials; Tile roof; 2-story building
• Exterior features: Open patio; Open porch; Patio; Porch; Fenced; Waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No main-level bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Other heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (12.4% below list).
• Meets the 1% rule at list price ($5k rent vs $379k).
• Recommended offer: $332k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 6.8% vs local median 8.7% in Ojus — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Virginia A Boone-Highland Oaks School (math 50% / reading 60%, grade C, #872 of 2,144 statewide, top 42%, 600 students, 40% 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) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.5%/yr); 992 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $5,093/mo this rent would consume 67% of the median local household income ($91k/yr) (locally 1838% 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 $3k of loan paydown is wiped out by about $11k 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 74 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask is 12126% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; list at $379k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,864 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.34% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.13×
• Total profit: $-92,231
• Equity at exit: $56,510

10-year hold

• IRR: -59.5%
• Equity multiple: -0.46×
• Total profit: $-155,396
• Equity at exit: $32,769

Cash invested: $106,120 (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 33180

• Rents YoY: -1.5%
• Active inventory: 992
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $5,093 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$486 /mo · $5,826/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,233
• Vacancy / Maint / Mgmt: −$1,070
• Net cashflow: $-267

Break-even live

Break-even rent $5,431

Max offer price $331,864

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-160	+0% $-267	+5% $-374	+10% $-481
Rent	-10% $-669	-5% $-468	+0% $-267	+5% $-66	+10% $136
Rate	-1.0pp $-76	-0.5pp $-170	base $-267	+0.5pp $-365	+1.0pp $-465

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 SW 10th St Hallandale Beach, FL	3.0	3.0	1289	$3,900	$3.03	25d	1	1.36mi

HOA detail condo

• Monthly dues: $1,233 · $14,796/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $379,000 Active 74 DOM
2. 2026-06-18
   days on market $379,000 Active 71 DOM
3. 2026-06-17
   days on market $379,000 Active 70 DOM
4. 2026-06-16
   days on market $379,000 Active 69 DOM
5. 2026-06-15
   days on market $379,000 Active 68 DOM
6. 2026-06-13
   days on market $379,000 Active 66 DOM
7. 2026-06-09
   days on market $379,000 Active 62 DOM
8. 2026-06-08
   days on market $379,000 Active 61 DOM
9. 2026-06-07
   days on market $379,000 Active 60 DOM
10. 2026-06-04
    days on market $379,000 Active 57 DOM
11. 2026-06-03
    days on market $379,000 Active 56 DOM
12. 2026-06-02
    days on market $379,000 Active 55 DOM
13. 2026-06-01
    days on market $379,000 Active 54 DOM
14. 2026-05-31
    days on market $379,000 Active 53 DOM
15. 2026-05-04
    historical $3,100
16. 2026-04-09
    listed $3,100
17. 2026-04-08
    listed $379,000 Active
18. 2024-06-27
    status Active
19. 2024-06-21
    listed $490,000 Active
20. 2013-10-28
    soldstatus $165,000
21. 2013-10-24
    soldstatus $165,000 Sold 505-char remark

    Show marketing remark (505 chars)

    BEAUTIFUL UPGRADED 3 BED/2.5BATH TOWNHOME IN GATED RIVERWOOD COMMUNITY LOCATED IN AVENTURA AREA. REMODELED BATHROOMS & KITCHEN. VAULTED CEILING W/ GORGEOUS WOOD BEAMS. FLOORS REDONE. 2 FENCED PATIOS. HOME IS CHILD PROOF. READY FOR A FAMILY W/ YOUNG CHILDRE N. UNIT HAS NO ASSESSMENTS. CONDO FEES REMAIN LOW. MOVE-IN READY. GREAT DEAL. CHANDELIER IN DR, & BLUE & GREEN CHANDELIER IN 3RD BR NOT PART OF SALE. ALSO TV MOUNTED IN THE LR NOT PART OF SALE BUT NEGOTIABLE IF THE BUYER WANTS IT.

22. 2013-10-24
    historical 505-char remark

    Show marketing remark (505 chars)

    BEAUTIFUL UPGRADED 3 BED/2.5BATH TOWNHOME IN GATED RIVERWOOD COMMUNITY LOCATED IN AVENTURA AREA. REMODELED BATHROOMS & KITCHEN. VAULTED CEILING W/ GORGEOUS WOOD BEAMS. FLOORS REDONE. 2 FENCED PATIOS. HOME IS CHILD PROOF. READY FOR A FAMILY W/ YOUNG CHILDRE N. UNIT HAS NO ASSESSMENTS. CONDO FEES REMAIN LOW. MOVE-IN READY. GREAT DEAL. CHANDELIER IN DR, & BLUE & GREEN CHANDELIER IN 3RD BR NOT PART OF SALE. ALSO TV MOUNTED IN THE LR NOT PART OF SALE BUT NEGOTIABLE IF THE BUYER WANTS IT.

23. 2013-10-23
    status Pending 505-char remark

    Show marketing remark (505 chars)

    BEAUTIFUL UPGRADED 3 BED/2.5BATH TOWNHOME IN GATED RIVERWOOD COMMUNITY LOCATED IN AVENTURA AREA. REMODELED BATHROOMS & KITCHEN. VAULTED CEILING W/ GORGEOUS WOOD BEAMS. FLOORS REDONE. 2 FENCED PATIOS. HOME IS CHILD PROOF. READY FOR A FAMILY W/ YOUNG CHILDRE N. UNIT HAS NO ASSESSMENTS. CONDO FEES REMAIN LOW. MOVE-IN READY. GREAT DEAL. CHANDELIER IN DR, & BLUE & GREEN CHANDELIER IN 3RD BR NOT PART OF SALE. ALSO TV MOUNTED IN THE LR NOT PART OF SALE BUT NEGOTIABLE IF THE BUYER WANTS IT.

24. 2013-09-09
    listed $167,995 Active 505-char remark

    Show marketing remark (505 chars)

    BEAUTIFUL UPGRADED 3 BED/2.5BATH TOWNHOME IN GATED RIVERWOOD COMMUNITY LOCATED IN AVENTURA AREA. REMODELED BATHROOMS & KITCHEN. VAULTED CEILING W/ GORGEOUS WOOD BEAMS. FLOORS REDONE. 2 FENCED PATIOS. HOME IS CHILD PROOF. READY FOR A FAMILY W/ YOUNG CHILDRE N. UNIT HAS NO ASSESSMENTS. CONDO FEES REMAIN LOW. MOVE-IN READY. GREAT DEAL. CHANDELIER IN DR, & BLUE & GREEN CHANDELIER IN 3RD BR NOT PART OF SALE. ALSO TV MOUNTED IN THE LR NOT PART OF SALE BUT NEGOTIABLE IF THE BUYER WANTS IT.

25. 2010-04-02
    soldstatus $116,900
26. 2009-09-11
    listed $116,900
27. 2005-08-04
    soldstatus $275,000
28. 2001-04-11
    soldstatus $102,000
29. 1994-02-28
    soldstatus $78,000

ⓘ 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: $5,826 · $486/mo
• Projected year-2 tax: $5,826 · $486/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 AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 28 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: $61,119
• − Mortgage interest: −$21,230
• − Property taxes: −$5,826
• − Insurance: −$7,014
• − Repairs & maintenance: −$4,890
• − Management: −$4,890
• − HOA: −$14,796
• − Depreciation: −$11,025
• Taxable loss: −$8,551
• Est. tax savings @ 24.0%: +$2,052
• After-tax cash flow: $-1,150/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
• City population: 34,147
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 34,147
• Household income: $91,055
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1838.0

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: White 46% Hispanic / Latino 45% Two or more races 28% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 7% Dominican 1% Salvadoran 6%
• Common ancestry: Scotch-Irish 5% Romanian 5% Italian 3%
• Foreign-born: 52% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 49% Other Indo-European 6% Russian/Polish/Slavic 4%

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: ▼ -343.81%
• Current HPI: 234.7715
• Rent YoY: ▼ -1.51%
• 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

-96.0% since first listed

15 events — show timeline

• 2026-05-04 Rental Removed $3,100 GFLMLS
• 2026-04-09 Listed for Rent $3,100 GFLMLS
• 2026-04-08 Listed $379,000 Beaches MLS
• 2024-06-27 Relisted — MARMLS
• 2024-06-21 Listed $490,000 MARMLS
• 2013-10-28 Sold (Public Records) $165,000 Public Records
• 2013-10-24 Sold (MLS) $165,000 MARMLS
• 2013-10-24 Listing Removed — MARMLS
• 2013-10-23 Pending — MARMLS
• 2013-09-09 Listed $167,995 MARMLS
• 2010-04-02 Sold (MLS) $116,900 Beaches MLS
• 2009-09-11 Listed $116,900 Beaches MLS
• 2005-08-04 Sold (Public Records) $275,000 Public Records
• 2001-04-11 Sold (Public Records) $102,000 Public Records
• 1994-02-28 Sold (Public Records) $78,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $5,826 · +1028.4% YoY. Source: county tax records.