8400 SW 133rd Avenue Rd · Kendale Lakes, FL 33183

$250,000

3 bd · 2.0 ba · — sqft · MultiFamily · 14 Days on market

Built 1981

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Why this score? — see what drove the C 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

First floor condo , corner unit, gated community, 40 years building certification recently completed, ample parking, 2 community pools, tennis courts, floor with tiles throughout, New central AC , modern kitchen cabinets with granite countertop, ample balcony/patio. NO INVESTORS PLEASE. Condominio en el primer piso, unidad de esquina, comunidad cerrada, certificaci & Atilde; & sup3;n de construcci & Atilde; & sup3;n de 40 a & Atilde; & plusmn; os recientemente completada, amplio estacionamiento, 2 piscinas comunitarias, canchas de tenis, piso con losas en todas partes, aire acondicionado nuevo, gabinetes de cocina modernos con granito. NO INVERSIONISTAS POR FAVOR.

Key facts

• Gated community
• Ample parking
• Tennis courts

Tags

• FIRST FLOOR CONDO
• CORNER UNIT
• GATED COMMUNITY
• AMPLE PARKING
• COMMUNITY POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.5% vs local median 3.6% in Kendale Lakes — 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 77/100 on livability (#186 in FL, #2,923 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime 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.
• Market conditions: Rents soft (-0.1%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• At $2,759/mo this rent would consume 47% of the median local household income ($70k/yr) (locally 1416% 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 $8k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.5

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-29,340
• Equity at exit: $37,276

10-year hold

• IRR: -8.5%
• Equity multiple: 0.55×
• Total profit: $-31,630
• Equity at exit: $21,615

Cash invested: $70,000 (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 33183

• Rents YoY: -0.1%
• Active inventory: 183
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $300

Break-even live

Break-even rent $2,379

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8400 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,300	$2.29	2d	2	0.03mi
8500 SW 133rd Avenue Rd Miami, FL	1.0–3.0	1.5–2.0	872	$2,450	$2.81	24d	3	0.06mi
8420 SW 133rd Avenue Rd #307 Miami, FL	3.0	2.0	1040	$2,500	$2.40	8d	1	0.09mi
8420 SW 133rd Avenue Rd Miami, FL	1.0–3.0	1.5–2.0	872	$2,500	$2.87	20d	2	0.10mi
8420 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,500	$2.49	4d	2	0.10mi
8420 SW 133rd Avenue Rd Unit 219-2 Miami, FL	3.0	2.0	1040	$2,500	$2.40	24d	1	0.10mi
8520 SW 133rd Avenue Rd #210 Miami, FL	2.0	2.0	965	$2,300	$2.38	15d	1	0.16mi
8520 SW 133rd Avenue Rd #424 Miami, FL	2.0	2.0	965	$2,300	$2.38	5d	1	0.16mi
8423 SW 137th Ave #8423 Miami, FL	2.0	2.5	1346	$2,650	$1.97	24d	1	0.17mi
8540 SW 133rd Avenue Rd Miami, FL	2.0	2.0	965	$2,275	$2.36	14d	3	0.20mi
8540 SW 133rd Avenue Rd Miami, FL	2.0	2.0	965	$2,300	$2.38	24d	2	0.20mi
8633 SW 137th Ave #8633 Miami, FL	2.0	2.5	1346	$2,600	$1.93	24d	1	0.22mi
8761 SW 137th Ave #8761 Miami, FL	2.0	2.5	1346	$2,800	$2.08	13d	1	0.24mi
13725 SW 84th St Unit C Miami, FL	2.0	2.5	1395	$2,900	$2.08	4d	1	0.25mi
13725 SW 84th St Unit C Miami, FL	2.0	2.5	1395	$2,800	$2.01	24d	1	0.25mi
8600 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	965	$2,575	$2.67	24d	2	0.25mi
8600 SW 133rd Avenue Rd Miami, FL	1.0–3.0	1.5–2.0	872	$2,575	$2.95	5d	3	0.25mi
13711 SW 84th St Unit A Miami, FL	3.0	2.5	1737	$2,600	$1.50	24d	1	0.25mi
8600 SW 133rd Avenue Rd #319 Miami, FL	3.0	2.0	—	$2,575	—	12d	1	0.26mi
8650 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,600	$2.59	11d	4	0.27mi
8650 SW 133rd Avenue Rd Miami, FL	3.0	2.0	1040	$2,450	$2.36	4d	2	0.27mi
8700 SW 133rd Avenue Rd #301 Miami, FL	2.0	2.0	965	$2,250	$2.33	8d	1	0.29mi
8700 SW 133rd Avenue Rd Miami, FL	1.0–2.0	1.5–2.0	835	$2,250	$2.69	21d	2	0.29mi
13231 SW 86th St Miami, FL	4.0	2.0	1653	$4,000	$2.42	24d	1	0.30mi
13231 SW 86th St Miami, FL	4.0	2.0	1653	$4,200	$2.54	5d	1	0.30mi
13231 SW 86th St Unit 13231 Miami, FL	4.0	2.0	1653	$3,900	$2.36	22d	1	0.30mi
8760 SW 133rd Avenue Rd Miami, FL	2.0–3.0	2.0	1002	$2,300	$2.29	15d	2	0.33mi
13781 SW 84th St Unit H Miami, FL	3.0	2.5	1737	$3,100	$1.78	24d	1	0.34mi
8760 SW 133rd Avenue Rd #301 Miami, FL	2.0	2.0	965	$2,300	$2.38	12d	1	0.34mi
7700 SW 137th Ct Unit 7700 Miami, FL	2.0	1.0	900	$2,500	$2.78	8d	1	0.37mi
7700 SW 137th Ct Unit 7700 Miami, FL	2.0	1.0	900	$2,650	$2.94	22d	1	0.37mi
13340 SW 88th Ter Unit D Miami, FL	3.0	3.0	1908	$3,395	$1.78	5d	1	0.40mi
13350 SW 88th Ter Unit F Miami, FL	3.0	2.0	1446	$3,050	$2.11	24d	1	0.40mi
13350 SW 88th Ter Unit F Miami, FL	3.0	2.0	1446	$3,050	$2.11	3d	1	0.40mi
13350 SW 88th Ter Unit F Miami, FL	3.0	2.0	1446	$3,050	$2.11	2d	1	0.40mi
13301 SW 88th Ter Unit A Miami, FL	3.0	2.0	1430	$3,100	$2.17	24d	1	0.43mi
13360 SW 89th Ter Unit G Miami, FL	2.0	2.0	1446	$2,900	$2.01	24d	1	0.44mi
8810 SW 132nd Pl Unit 403DN Miami, FL	2.0	2.0	939	$2,249	$2.40	15d	1	0.45mi
8810 SW 132nd Pl Unit 403DN Miami, FL	2.0	2.0	939	$2,249	$2.40	4d	1	0.45mi
13424 SW 90th Ter Miami, FL	3.0	2.0	—	$4,150	—	24d	1	0.48mi

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,114
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$3,074
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$7,273
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $3,671/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 — Kendale Lakes

• Score: 77/100
• State rank: #186
• US rank: #2923

Category grades

Amenities F Commute B+ Cost of living C Crime A- Employment B- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kendale Lakes, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 33,811
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,527
• Household income: $70,218
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1416.0

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 52% White 13% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 53% Dominican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 63% · Canada, Jamaica
• Languages at home: 15% English-only · Spanish 83% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -331.51%
• Current HPI: 385.8798
• Rent YoY: ▼ -0.10%
• 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

+17.9% since first listed

3 events — show timeline

• 2025-11-12 Rental Removed $2,300 TURBOTENANT
• 2025-10-30 Listed for Rent $2,300 TURBOTENANT
• 2022-02-07 Price Changed $1,950 RENT.