9417 SW 76th St Unit X36 · Sunset, FL 33173

$208,000

1 bd · 1.0 ba · 760 sqft · Condo public records · 113 Days on market

Built 1969 $250/mo HOA · 12% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bedroom, 1-bathroom condo located in the heart of Kendall. This unit offers comfortable living with a functional layout, spacious bedroom, and ample natural light throughout. Centrally located near major highways, shopping centers, dining, and top-rated schools. Ideal for first-time buyers, investors, or anyone seeking low-maintenance living in a prime Miami location. 50 year certification completed and approved.

Key facts

• Shopping centers
• Top-rated schools
• Major highways

Tags

• MAJOR HIGHWAYS
• SHOPPING CENTERS
• TOP-RATED SCHOOLS
• 50 YEAR CERTIFICATION

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee ($250); Association covers laundry, structure maintenance, recreation facilities, and trash; Community amenities: pool, tennis courts, elevators

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Has cooling; Has heating
• Home design: Attached property; 3-story building; Entry on level 3
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile flooring
• Laundry & utility: Laundry services included in association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $208k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (2.7% below list).
• Recommended offer: $189k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#25 in FL, #573 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living 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 (-0.6%/yr); 164 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); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 113 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $189,280 (9.0% 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 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 8.6

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-42,027
• Equity at exit: $31,013

10-year hold

• IRR: -26.4%
• Equity multiple: -0.07×
• Total profit: $-62,173
• Equity at exit: $17,984

Cash invested: $58,240 (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 33173

• Rents YoY: -0.6%
• Active inventory: 164
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$87
• HOA: −$250
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-40

Break-even live

Break-even rent $2,075

Max offer price $200,943

Occupancy floor 97%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9429 SW 76th St Unit W38 Miami, FL	1.0	1.0	760	$1,850	$2.43	8d	1	0.05mi
9429 SW 76th St Unit W38 Miami, FL	1.0	1.0	760	$1,850	$2.43	22d	1	0.05mi
9483 SW 76th St Unit N1 Miami, FL	1.0	1.0	760	$1,800	$2.37	24d	1	0.07mi
9405 SW 76th St Unit Y32 Miami, FL	2.0	1.0	760	$2,050	$2.70	15d	1	0.07mi
9445 SW 76th St Unit U6 Miami, FL	2.0	2.0	936	$1,900	$2.03	17d	1	0.08mi
9467 SW 76th St Unit Q3 Miami, FL	1.0	1.0	760	$1,850	$2.43	24d	1	0.11mi
7256 SW 94th Pl Unit A4 Miami, FL	2.0	2.0	763	$1,984	$2.60	24d	1	0.15mi
7256 SW 94th Pl Unit A8 Miami, FL	2.0	1.0	763	$2,100	$2.75	18d	1	0.15mi
7256 SW 94th Pl Unit A8 Miami, FL	2.0	1.0	763	$2,085	$2.73	3d	1	0.15mi
7235 SW 94th Pl Unit J6 Miami, FL	2.0	1.0	763	$2,250	$2.95	21d	1	0.17mi
7250 SW 94th Pl Unit B8 Miami, FL	2.0	1.0	763	$2,550	$3.34	15d	1	0.20mi
7101 SW 89th Ct #110 Miami, FL	2.0	1.0	716	$2,000	$2.79	16d	1	0.52mi
7101 SW 89th Ct #110 Miami, FL	2.0	1.0	716	$2,000	$2.79	24d	1	0.52mi
9856 SW 88th St Miami, FL	1.0–2.0	1.0–2.0	866	$1,885	$2.18	2d	3	1.03mi
8035 SW 107th Ave #110 Miami, FL	2.0	2.0	965	$2,100	$2.18	8d	1	1.06mi
8035 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,800	$2.16	10d	2	1.06mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	24d	2	1.07mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	5d	2	1.07mi
9962 SW 88th St Unit 712-7 Miami, FL	2.0	2.0	1050	$2,500	$2.38	2d	1	1.11mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,850	$2.22	1d	2	1.12mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,850	$2.22	15d	3	1.12mi
9301 SW 92nd Ave Miami, FL	1.0	1.0	670	$2,100	$3.13	2d	3	1.12mi
8045 SW 107th Ave #323 Miami, FL	2.0	2.0	965	$2,200	$2.28	21d	1	1.12mi
10385 N Kendall Dr Unit P1 Miami, FL	1.0	1.0	765	$1,900	$2.48	24d	1	1.13mi
10385 N Kendall Dr Unit P1 Miami, FL	1.0	1.0	765	$1,850	$2.42	5d	1	1.13mi
9970 SW 88th St Unit 914-9 Miami, FL	2.0	1.0	930	$2,150	$2.31	24d	1	1.15mi
9972 SW 88th St #1119 Miami, FL	2.0	2.0	1050	$2,150	$2.05	3d	1	1.15mi
9972 SW 88th St Miami, FL	1.0–2.0	1.0–2.0	902	$1,700	$1.88	24d	2	1.15mi
8015 SW 107th Ave Miami, FL	2.0–3.0	2.0	1002	$2,250	$2.24	2d	2	1.15mi
8015 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	4d	3	1.15mi
10377 N Kendall Dr Unit K8 Miami, FL	2.0	1.0	891	$2,200	$2.47	13d	1	1.18mi
9974 SW 88th St Unit 1011 Miami, FL	1.0	1.0	755	$1,850	$2.45	3d	1	1.18mi
9974 SW 88th St Unit 1016 Miami, FL	1.0	1.0	755	$1,950	$2.58	15d	1	1.18mi
10365 N Kendall Dr Unit D1 Miami, FL	2.0	1.0	765	$1,950	$2.55	12d	1	1.20mi
10365 N Kendall Dr Unit D1 Miami, FL	2.0	1.0	765	$1,950	$2.55	24d	1	1.20mi
8065 SW 107th Ave #321 Miami, FL	1.0	1.5	705	$1,800	$2.55	8d	1	1.20mi
8065 SW 107th Ave #321 Miami, FL	1.0	1.5	705	$1,800	$2.55	18d	1	1.20mi
8337 SW 107th Ave Miami, FL	1.0–2.0	1.0–2.0	980	$2,048	$2.09	2d	9	1.22mi
10353 N Kendall Dr Unit BB6 Miami, FL	2.0	1.0	891	$1,950	$2.19	15d	1	1.22mi
9225 SW 87th Ave Miami, FL	2.0	2.0	1010	$2,425	$2.40	24d	2	1.22mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $208,000 Active 113 DOM
2. 2026-06-17
   days on market $208,000 Active 112 DOM
3. 2026-06-16
   days on market $208,000 Active 111 DOM
4. 2026-06-15
   days on market $208,000 Active 110 DOM
5. 2026-06-13
   pricedays on market $208,000 Active 108 DOM
6. 2026-06-09
   days on market $215,000 Active 104 DOM
7. 2026-06-08
   days on market $215,000 Active 103 DOM
8. 2026-06-07
   days on market $215,000 Active 102 DOM
9. 2026-06-04
   days on market $215,000 Active 99 DOM
10. 2026-06-03
    days on market $215,000 Active 98 DOM
11. 2026-06-02
    days on market $215,000 Active 97 DOM
12. 2026-06-01
    days on market $215,000 Active 96 DOM
13. 2026-05-31
    days on market $215,000 Active 95 DOM
14. 2026-03-31
    price $215,000
15. 2026-02-25
    listed $225,000 Active
16. 2004-08-23
    soldstatus $27,800,000

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 X (unshaded) · 0% 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: $24,293
• − Mortgage interest: −$11,651
• − Property taxes: −$2,542
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$3,000
• − Depreciation: −$6,051
• Taxable loss: −$3,878
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $451/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 — Sunset

• Score: 85/100
• State rank: #25
• US rank: #573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 32,042
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 31,778
• Household income: $88,271
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 932.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 45% White 17% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 46% Dominican 2%
• Common ancestry: Lithuanian 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 51% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · Spanish 70% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -507.27%
• Current HPI: 419.2614
• Rent YoY: ▼ -0.60%
• 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

-99.2% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $215,000 MARMLS
• 2026-02-25 Listed $225,000 MARMLS
• 2004-08-23 Sold (Public Records) $27,800,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,542 · +5.1% YoY. Source: county tax records.