10836 N Kendall Dr Unit V14 · Kendall, FL 33176

$179,000

1 bd · 1.0 ba · 709 sqft · Condo public records · 15 Days on market

Built 1968 $385/mo HOA · 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to own a unit in sought after Spanish Trace. This community is in the CENTER of town and in an prime rental area. The home has a new AC unit but definitely needs to be completely updated. Carpets were removed and home was freshly painted so this is a blank canvas you can work with. Seller is motivated to sell which is why it's listed at this price. Home is easy to show.

Key facts

• New ac unit
• Freshly painted
• $385 HOA

Tags

• NEW AC UNIT
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.1% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.8% in Kendall — 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 (#190 in FL, #3,010 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment 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.
• Zoned schools: Kendale Elementary School (math 65% / reading 74%, grade A-, #364 of 2,144 statewide, top 19%, 371 students, 50% FRL); Arvida Middle School (math 66% / reading 69%, grade A-, #77 of 571 statewide, top 14%, 1,024 students, 47% FRL); Miami Killian Senior High School (math 23% / reading 37%, grade F, #441 of 667 statewide, top 67%, 1,069 students, 61% FRL).
• Market conditions: Rents flat; 269 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $5k 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 15 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $179k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% 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. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
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: 1.06% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-34,239
• Equity at exit: $26,689

10-year hold

• IRR: -21.8%
• Equity multiple: 0.03×
• Total profit: $-48,412
• Equity at exit: $15,477

Cash invested: $50,120 (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 33176

• Rents YoY: 0.4%
• Active inventory: 269
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$939
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$385
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-11

Break-even live

Break-even rent $1,903

Max offer price $177,118

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $40	+0% $-11	+5% $-61	+10% $-112
Rent	-10% $-160	-5% $-85	+0% $-11	+5% $64	+10% $139
Rate	-1.0pp $79	-0.5pp $35	base $-11	+0.5pp $-57	+1.0pp $-104

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10832 N Kendall Dr Apt U11 Miami, FL	1.0	1.0	555	$1,690	$3.05	12d	1	0.03mi
10832 N Kendall Dr Unit U-6 Miami, FL	1.0	1.0	555	$1,800	$3.24	26d	1	0.03mi
10760 N Kendall Dr Unit I7 Miami, FL	1.0	1.0	490	$1,699	$3.47	26d	1	0.03mi
10780 N Kendall Dr Unit E7 Miami, FL	1.0	1.0	615	$2,200	$3.58	22d	1	0.03mi
10832 N Kendall Dr Apt U11 Miami, FL	1.0	1.0	555	$1,790	$3.23	4d	1	0.03mi
10776 N Kendall Dr Miami, FL	1.0	1.0	490	$1,788	$3.65	16d	2	0.03mi
10832 N Kendall Dr Unit U1 Miami, FL	1.0	1.0	555	$1,950	$3.51	9d	1	0.03mi
10740 N Kendall Dr Unit L14 Miami, FL	1.0	1.0	709	$1,850	$2.61	26d	1	0.03mi
10810 SW 88th St Unit Q18 Miami, FL	1.0	1.0	709	$1,850	$2.61	26d	1	0.03mi
10824 N Kendall Dr Unit S-26 Miami, FL	1.0	1.0	555	$1,800	$3.24	26d	1	0.03mi
10834 N Kendall Dr Apt X13 Miami, FL	1.0	1.0	709	$1,985	$2.80	16d	1	0.12mi
10403 N Kendall Dr Unit A209 Miami, FL	1.0	1.0	750	$1,900	$2.53	26d	1	0.42mi
10405 N Kendall Dr Unit A106 Miami, FL	1.0	1.0	750	$2,100	$2.80	26d	1	0.42mi
11201 SW 88th St Apt A102 Miami, FL	1.0	1.0	736	$2,000	$2.72	26d	1	0.43mi
11213 SW 88th St Apt B110 Miami, FL	1.0	1.0	736	$2,100	$2.85	16d	1	0.50mi
11237 SW 88th St Apt E211 Miami, FL	1.0	1.5	736	$1,795	$2.44	26d	1	0.50mi
11231 SW 88th St Apt D116 Miami, FL	1.0	1.0	736	$2,000	$2.72	22d	1	0.50mi
8065 SW 107th Ave #321 Miami, FL	1.0	1.5	705	$1,800	$2.55	9d	1	0.60mi
8065 SW 107th Ave #321 Miami, FL	1.0	1.5	705	$1,800	$2.55	19d	1	0.60mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,850	$2.22	16d	3	0.64mi
8045 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,850	$2.22	0d	3	0.64mi
8015 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	6d	3	0.66mi
8015 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,750	$2.01	0d	3	0.66mi
8035 SW 107th Ave Miami, FL	1.0–2.0	1.5–2.0	835	$1,800	$2.16	12d	2	0.68mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	7d	2	0.70mi
8025 SW 107th Ave Miami, FL	1.0–3.0	1.5–2.0	872	$1,850	$2.12	26d	2	0.70mi
9856 SW 88th St Miami, FL	1.0–2.0	1.0–2.0	866	$1,885	$2.18	3d	3	0.80mi
11520 SW 80th St Miami, FL	1.0	1.0	450	$1,450	$3.22	24d	1	0.97mi
10500 SW 108th Ave Unit B414 Miami, FL	1.0	1.5	725	$1,700	$2.34	13d	1	0.98mi
10801 SW 109th Ct Miami, FL	1.0–3.0	1.5–2.5	957	$1,875	$1.96	0d	3	1.05mi
10801 SW 109th Ct Miami, FL	1.0–3.0	1.5–2.5	957	$1,875	$1.96	15d	3	1.05mi
10525 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	855	$1,750	$2.05	9d	1	1.07mi
10525 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	855	$1,850	$2.16	22d	1	1.07mi
10845 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	831	$1,800	$2.16	0d	2	1.19mi
10845 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	831	$1,900	$2.29	14d	2	1.19mi
10825 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	855	$1,800	$2.11	3d	2	1.21mi
10825 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	855	$1,800	$2.11	9d	3	1.21mi
10825 SW 112th Ave Miami, FL	1.0–2.0	1.0–2.0	855	$1,900	$2.22	26d	4	1.21mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-03-13
   status Pending
2. 2026-03-11
   price $179,000
3. 2026-02-26
   listed $199,000 Active
4. 1980-04-01
   soldstatus $38,000

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$1,018/yr (+$85/mo · 217.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,680
• − Mortgage interest: −$10,027
• − Property taxes: −$468
• − Insurance: −$1,692
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$4,620
• − Depreciation: −$5,207
• Taxable loss: −$2,964
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $583/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

• Score: 77/100
• State rank: #190
• US rank: #3010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kendall, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 52,190
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,804
• Household income: $86,354
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2220.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 39% White 21% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 33% Dominican 2%
• Common ancestry: Romanian 1% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 43% · Canada, Jamaica, China
• Languages at home: 37% English-only · Spanish 58% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -502.15%
• Current HPI: 445.4294
• Rent YoY: ▲ 0.44%
• 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

+371.1% since first listed

4 events — show timeline

• 2026-03-13 Pending — MARMLS
• 2026-03-11 Price Changed $179,000 MARMLS
• 2026-02-26 Listed $199,000 MARMLS
• 1980-04-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $468 · +2.3% YoY. Source: county tax records.