6415 SW 133rd Ct · Kendale Lakes, FL 33183

$224,900

2 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 2 Days on market

Built 1985 2,680 sqft lot $160/mo HOA · 6% 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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.0/10.0
• 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

Listing remarks

A 1-story 2-bedroom, 2-bath single-family home located in the desirable Kendall area of Miami. Conveniently situated with easy access to Florida Turnpike, SW 137th Ave, and Kendall Drive, making commuting throughout Miami-Dade seamless. Close to major shopping centers, restaurants, schools, parks, and everyday conveniences. Ideal for both homeowners and investors seeking a centrally located property with strong neighborhood appeal and accessibility to major thoroughfares and establishments. The seller does not accept blind offers or escalation clauses.

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• STRONG NEIGHBORHOOD APPEAL

Property features AI

Finance

• HOA & community: Monthly association fee of $160; Community pool

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Block construction; Concrete roof
• Exterior features: Patio; Canal front with canal access; East-facing; Has a view

Interior

• Kitchen: Electric range
• Bedrooms: Primary suite located on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Primary bedroom on the main level; At least one bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-32 ($-381/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.5% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $219k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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 19d 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).
• This rent runs 45% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $168k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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 $219,286 (2.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.17% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $591,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6425 SW 133rd Pl	0.04mi	2/2.0	1,250 (0%)	15mo	$450,000	$360	85
13382 SW 66th Ter	0.17mi	3/2.0 (+1)	1,215 (-3%)	20mo	$575,000	$473	66
7551 SW 133rd Ave	0.66mi	3/2.0 (+1)	1,200 (-4%)	21mo	$590,000	$492	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-45,786
• Equity at exit: $33,533

10-year hold

• IRR: -30.8%
• Equity multiple: -0.12×
• Total profit: $-70,686
• Equity at exit: $19,445

Cash invested: $62,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$522 /mo · $6,262/yr
• Insurance: −$94
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$160
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-32

Break-even live

Break-even rent $2,667

Max offer price $219,286

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $32	+0% $-32	+5% $-95	+10% $-159
Rent	-10% $-239	-5% $-136	+0% $-32	+5% $72	+10% $176
Rate	-1.0pp $81	-0.5pp $25	base $-32	+0.5pp $-90	+1.0pp $-149

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13520 SW 64th Ln Unit 13522 Miami, FL	3.0	2.0	1227	$3,200	$2.61	3d	1	0.15mi
13404 SW 62nd St Unit 110L Miami, FL	3.0	2.5	1360	$2,950	$2.17	25d	1	0.16mi
13466 SW 62nd St Unit 101B Miami, FL	2.0	2.5	1160	$2,600	$2.24	8d	1	0.20mi
13120 SW 64th Ter #1504 Miami, FL	2.0	2.0	950	$2,300	$2.42	8d	1	0.20mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	11d	1	0.21mi
6425 SW 130th Pl #704 Miami, FL	2.0	2.0	950	$2,200	$2.32	17d	1	0.21mi
6795 SW 132nd Ave #203 Miami, FL	2.0	2.0	956	$2,300	$2.41	16d	1	0.22mi
6445 SW 130th Pl #610 Miami, FL	2.0	2.0	950	$2,300	$2.42	25d	1	0.23mi
13495 SW 62nd St Miami, FL	3.0	2.0	1150	$3,100	$2.70	25d	1	0.24mi
13045 SW 68th St #102 Miami, FL	2.0	2.0	1180	$2,200	$1.86	25d	1	0.26mi
13561 SW 62nd St #169 Miami, FL	3.0	2.0	1150	$2,750	$2.39	25d	1	0.32mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	21d	1	0.35mi
13701 Kendale Lakes Cir Unit B308 Miami, FL	2.0	2.0	938	$2,300	$2.45	14d	1	0.35mi
13701 Kendale Lakes Cir Miami, FL	2.0	2.0	952	$2,200	$2.31	21d	2	0.35mi
13701 Kendale Lakes Cir Unit B112 Miami, FL	2.0	2.0	1009	$2,300	$2.28	6d	1	0.35mi
13700 SW 62nd St Miami, FL	3.0	2.0	1262	$2,838	$2.25	25d	3	0.36mi
13700 SW 62nd St #204 Miami, FL	3.0	2.0	1262	$2,600	$2.06	3d	1	0.36mi
13715 Kendale Lakes Cir Unit A211 Miami, FL	3.0	2.0	1167	$2,600	$2.23	25d	1	0.36mi
6230 SW 129th Pl #1210 Miami, FL	2.0	2.0	1070	$2,700	$2.52	15d	1	0.37mi
6140 SW 129th Pl #2007 Miami, FL	3.0	2.5	1355	$2,600	$1.92	15d	1	0.37mi
12955 SW 66th Ln Unit 212-2 Miami, FL	2.0	2.0	890	$2,000	$2.25	25d	1	0.38mi
6661 SW 137th Ct Unit 8D Miami, FL	3.0	2.0	1200	$2,800	$2.33	25d	1	0.38mi
12960 SW 66th Ln Unit 14 Miami, FL	2.0	2.0	890	$2,150	$2.42	25d	1	0.38mi
12955 SW 66th Ln Unit 203-2 Miami, FL	3.0	2.0	1030	$2,800	$2.72	18d	1	0.38mi
6631 SW 137th Ct Unit 5C Miami, FL	3.0	2.0	1000	$2,700	$2.70	6d	1	0.38mi
13330 SW 59th Ter Miami, FL	3.0	2.0	1258	$2,800	$2.23	5d	1	0.40mi
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	6d	1	0.43mi
13787 SW 66th St Unit 153D Miami, FL	2.0	2.0	1050	$2,575	$2.45	5d	1	0.43mi
6211 SW 138th Ct Unit B Miami, FL	2.0	2.5	1064	$2,550	$2.40	25d	1	0.43mi
6475 SW 129th Ave Miami, FL	3.0	2.5	1523	$3,200	$2.10	11d	1	0.44mi
6475 SW 129th Ave Miami, FL	3.0	2.5	1523	$3,200	$2.10	3d	1	0.44mi
13220 SW 58th Ter Unit 16-1 Miami, FL	3.0	2.5	1190	$2,800	$2.35	25d	1	0.48mi
13335 SW 57th Ter Unit 83 Miami, FL	2.0	1.5	936	$2,500	$2.67	4d	1	0.51mi
5725 SW 132nd Ct Miami, FL	3.0	2.5	1560	$3,250	$2.08	25d	1	0.52mi
13850 SW 62nd St #109 Miami, FL	2.0	2.0	1210	$2,500	$2.07	25d	1	0.54mi
6834 SW 128th Pl Unit 6834 Miami, FL	3.0	2.5	1472	$3,100	$2.11	14d	1	0.57mi
12775 SW 59th St Miami, FL	3.0	2.0	1411	$3,700	$2.62	25d	1	0.61mi
12775 SW 59th St Miami, FL	3.0	2.0	1411	$3,700	$2.62	18d	1	0.61mi
13884 SW 64th St Miami, FL	2.0	2.5	1200	$2,800	$2.33	25d	1	0.64mi
12736 SW 66th Terrace Dr Unit 12736 Miami, FL	2.0	1.0	1025	$2,450	$2.39	25d	1	0.64mi

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 3 events

1. 2026-06-18
   days on market $224,900 Active 2 DOM
2. 2026-06-17
   remarks 558-char remark
3. 2026-06-17
   listed $224,900 Active 1 DOM

ⓘ 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: $6,262 · $522/mo
• Projected year-2 tax: $6,262 · $522/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 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: $31,522
• − Mortgage interest: −$12,598
• − Property taxes: −$6,262
• − Insurance: −$2,949
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$1,920
• − Depreciation: −$6,543
• Taxable loss: −$3,793
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $529/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

+268.7% since first listed

4 events — show timeline

• 2026-06-15 Listed $224,900 MARMLS
• 2003-10-30 Sold (Public Records) $168,000 Public Records
• 2000-03-15 Sold (Public Records) $96,500 Public Records
• 1988-01-01 Sold (Public Records) $61,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $6,262 · +6.5% YoY. Source: county tax records.