4233 SW 164th Ct · Kendall West, FL 33185

$535,000

3 bd · 2.0 ba · 1,530 sqft · Townhouse public records · 93 Days on market

Built 2013 $60/mo HOA · 2% of rent

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0

Listing remarks

Welcome home to this impeccably maintained townhome in the desirable Interlaken community! Ideally located near parks, top-rated schools, and shopping, this highly sought-after neighborhood offers both convenience and charm. This contemporary 3-bedroom, 2.5-bath residence features spacious living areas, a thoughtfully designed layout, and an open-concept kitchen perfect for entertaining. The oversized primary suite includes a walk-in closet and a beautifully appointed en-suite bath. Enjoy outdoor living at its finest on the extended private patio, ideal for relaxing or hosting guests. Additional highlights include in-unit washer and dryer, a one-car garage, and a driveway with extra parking

Key facts

• Interlaken community
• Near parks
• Shopping

Tags

• INTERLAKEN COMMUNITY
• NEAR PARKS
• TOP-RATED SCHOOLS
• SHOPPING
• SPACIOUS LIVING AREAS
• THOUGHTFULLY DESIGNED LAYOUT

Property features AI

Finance

• Other: Pets allowed with possible restrictions
• HOA & community: Monthly association fee of $60; HOA includes grounds maintenance; Community amenities: basketball court, barbecue, picnic area, trails

Exterior

• Parking: 1-car garage; Additional parking spaces (two or more total); Garage door opener
• Security: Smoke detectors
• Utilities: Standard electric service; Central HVAC
• Home design: Attached property; 2 stories; Entry on level 1; Faces west
• Construction: Block construction; Resale property
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Icemaker; Garbage disposal
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Breakfast area; First-floor entry; Combined living/dining room; Tub with shower; Upper-level primary suite
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $535k.

Deal economics

• At list price, monthly cash flow is $-686 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (28.2% below list).
• Recommended offer: $384k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Kendall West — 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 75/100 on livability (#255 in FL, #4,028 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: schools C-, 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 rising fast (+5.4%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 40% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($4k loan paydown + $4k appreciation (0.8% local appreciation)).
• Miami-Dade County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.

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; severe wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,348 (28.2% 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 93 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.8% appreciation · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.80×
• Total profit: $-29,469
• Equity at exit: $177,093

10-year hold

• IRR: 2.8%
• Equity multiple: 1.35×
• Total profit: $52,731
• Equity at exit: $231,109

Cash invested: $149,800 (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 33185

• Home prices YoY: 0.1%
• Rents YoY: 5.4%
• Active inventory: 134
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,843 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$482 /mo · $5,778/yr
• Insurance: −$223
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$60
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $-686

Break-even live

Break-even rent $4,711

Max offer price $413,866

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-534	+0% $-686	+5% $-837	+10% $-989
Rent	-10% $-989	-5% $-838	+0% $-686	+5% $-534	+10% $-382
Rate	-1.0pp $-416	-0.5pp $-550	base $-686	+0.5pp $-824	+1.0pp $-965

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16550 SW 42nd Ter #16550 Miami, FL	4.0	3.5	2025	$3,750	$1.85	25d	1	0.15mi
16303 SW 44th Ter Unit 16303 Miami, FL	3.0	2.5	1400	$3,300	$2.36	9d	1	0.26mi
4452 SW 163rd Ct Unit 4452 Miami, FL	4.0	2.0	1490	$3,450	$2.32	15d	1	0.31mi
4604 SW 164th Pl Miami, FL	3.0	2.0	1472	$3,300	$2.24	25d	1	0.41mi
16355 SW 46th Ter Unit 16355 Miami, FL	3.0	2.0	1525	$3,550	$2.33	4d	1	0.43mi
16355 SW 46th Ter Miami, FL	3.0	2.0	1525	$3,550	$2.33	3d	1	0.43mi
16432 SW 47th Ter Unit 16432 Miami, FL	3.0	2.5	1753	$3,600	$2.05	25d	1	0.48mi
16432 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,700	$2.11	25d	1	0.49mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	18d	1	0.52mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	3d	1	0.52mi
4760 SW 166th Ct Miami, FL	3.0	2.0	1327	$2,900	$2.19	25d	1	0.56mi
15873 SW 43rd St Miami, FL	4.0	2.5	1851	$3,900	$2.11	25d	1	0.56mi
16336 SW 48th Ter Miami, FL	4.0	3.0	1846	$3,900	$2.11	20d	1	0.59mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,800	$2.06	0d	1	0.59mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	22d	1	0.59mi
15716 SW 43rd St Miami, FL	4.0	2.0	2039	$3,800	$1.86	25d	1	0.74mi
16479 SW 53rd St Miami, FL	4.0	2.0	1953	$4,500	$2.30	25d	1	0.76mi
5282 SW 164th Pl Miami, FL	4.0	2.0	1865	$3,999	$2.14	25d	1	0.77mi
4128 SW 156th Ct Unit NA Miami, FL	3.0	1.0	1819	$4,000	$2.20	9d	1	0.79mi
4128 SW 156th Ct Miami, FL	3.0	1.0	1819	$4,000	$2.20	25d	1	0.79mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	25d	1	0.82mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	0d	1	0.82mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	25d	1	0.89mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	18d	1	0.89mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	13d	1	0.89mi
4671 SW 155th Pl Miami, FL	4.0	3.0	2060	$4,600	$2.23	25d	1	1.01mi
3810 SW 153rd Pl Miami, FL	3.0	2.5	1255	$2,950	$2.35	23d	1	1.08mi
15356 SW 42nd Ln Miami, FL	3.0	2.0	1616	$3,650	$2.26	21d	1	1.08mi
15481 SW 47th Ter Unit 15481 Miami, FL	3.0	3.0	2000	$5,900	$2.95	25d	1	1.09mi
3748 SW 153rd Pl Unit West Miami, FL	3.0	2.5	1220	$3,100	$2.54	25d	1	1.09mi
4668 SW 153rd Ct Miami, FL	3.0	2.5	1815	$4,000	$2.20	25d	1	1.12mi
5841 SW 162nd Ct Unit 5841 Miami, FL	3.0	2.0	1224	$2,899	$2.37	9d	1	1.15mi
5841 SW 162nd Ct Unit 5841 Miami, FL	3.0	2.0	1224	$2,899	$2.37	21d	1	1.15mi
3855 SW 153rd Ct Miami, FL	2.0	2.5	1220	$2,500	$2.05	25d	1	1.16mi
3773 SW 153rd Ct #3773 Miami, FL	3.0	2.5	1220	$3,300	$2.70	4d	1	1.17mi
15428 SW 50th Ter Miami, FL	3.0	3.0	1895	$4,500	$2.37	23d	1	1.20mi
4885 SW 152nd Pl Unit D95 Miami, FL	2.0	2.0	1100	$2,800	$2.55	23d	1	1.25mi
15241 SW 37th Ter Miami, FL	2.0	2.5	1345	$3,000	$2.23	25d	1	1.28mi
15339 SW 32nd Ter Miami, FL	4.0	2.0	1935	$4,100	$2.12	0d	1	1.29mi
15339 SW 32nd Ter Miami, FL	4.0	2.0	1935	$4,200	$2.17	25d	1	1.29mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 15 events

1. 2026-06-21
   days on market $535,000 Active 93 DOM
2. 2026-06-18
   days on market $535,000 Active 90 DOM
3. 2026-06-17
   days on market $535,000 Active 89 DOM
4. 2026-06-16
   days on market $535,000 Active 88 DOM
5. 2026-06-15
   days on market $535,000 Active 87 DOM
6. 2026-06-13
   days on market $535,000 Active 85 DOM
7. 2026-06-09
   days on market $535,000 Active 81 DOM
8. 2026-06-08
   days on market $535,000 Active 80 DOM
9. 2026-06-07
   days on market $535,000 Active 79 DOM
10. 2026-06-04
    days on market $535,000 Active 76 DOM
11. 2026-06-03
    days on market $535,000 Active 75 DOM
12. 2026-06-02
    days on market $535,000 Active 74 DOM
13. 2026-06-01
    days on market $535,000 Active 73 DOM
14. 2026-05-31
    days on market $535,000 Active 72 DOM
15. 2026-03-20
    listed $535,000 Active

ⓘ 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: $5,778 · $482/mo
• Projected year-2 tax: $5,778 · $482/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $46,122
• − Mortgage interest: −$29,968
• − Property taxes: −$5,778
• − Insurance: −$4,500
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − HOA: −$720
• − Depreciation: −$15,564
• Taxable loss: −$17,787
• Est. tax savings @ 24.0%: +$4,269
• After-tax cash flow: $-3,960/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 — Kendall West

• Score: 75/100
• State rank: #255
• US rank: #4028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 28,555
• Household income: $114,206
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 396.0

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 45% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 52% Dominican 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 54% · Canada, Jamaica, Dominican Republic
• Languages at home: 13% English-only · Spanish 82% Other Indo-European 2% Chinese 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: ▲ 0.80%
• Current HPI: 572.21
• Rent YoY: ▲ 5.36%
• 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

1 event — show timeline

• 2026-03-20 Listed $535,000 MARMLS

Property tax history

+26.1%/yr

Latest (2025): $5,778 · +2.2% YoY. Source: county tax records.