8240 SW 149th Ct Unit 7-201 · Kendall West, FL 33193

$223,500

1 bd · 1.0 ba · 888 sqft · Condo public records · 14 Days on market

Built 1991 $264/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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

West Kendall Condo, priced to sell!! one bedroom one bath two story condo, very close to highways, prime shopping, fine dining and great schools!! This one will not last Seller will not entertain offers until the property has been on the market for five days ALL OFFERS NEED TO BE SENT TO AUCTION COMPANY FOR REVIEW, PLEASE CALL LISTING OFFICE FOR NAME AND WEBSITE OF AUCTION COMPANY

Key facts

• Gated community
• Clubhouse
• Near fiu

Tags

• WATERVIEW COMMUNITY
• GATED COMMUNITY
• CLUBHOUSE
• POOL
• GYM
• NEAR FIU

Property features AI

Finance

• Other: Association pool
• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association amenities include a clubhouse and an association pool; HOA covers amenities, common areas, parking, sewer, trash, and water

Exterior

• Parking: One assigned parking space
• Security: Complex is fenced
• Utilities: Association-managed water, sewer, trash, and parking (included in HOA fee)
• Home design: Attached property; 2-story building; Entry on level 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the upper level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living/Dining room; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $224k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.1% below list).
• Recommended offer: $213k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.6% 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 soft (-0.7%/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); solid renter incomes; 10,051 units permitted in Miami-Dade County in 2024 (7,758 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $114k; list at $224k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,209 (4.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• 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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-46,105
• Equity at exit: $33,325

10-year hold

• IRR: -27.8%
• Equity multiple: -0.10×
• Total profit: $-68,768
• Equity at exit: $19,324

Cash invested: $62,580 (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 33193

• Home prices YoY: -23.0%
• Rents YoY: -0.7%
• Active inventory: 183
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,172
• Tax from tax record: −$241 /mo · $2,888/yr
• Insurance: −$93
• HOA: −$264
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-58

Break-even live

Break-even rent $2,240

Max offer price $213,209

Occupancy floor 98%

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: $55,875
• Closing costs: $6,705
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14951 SW 82nd Ln Unit 17-405 Miami, FL	2.0	2.0	912	$2,150	$2.36	11d	1	0.03mi
14951 SW 82nd Ln Unit 17-504 Miami, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.03mi
14931 SW 82nd Ln Unit 18-403 Miami, FL	2.0	2.0	912	$2,250	$2.47	5d	1	0.04mi
14902 SW 82nd Ter Unit 13-102 Miami, FL	2.0	2.0	944	$2,249	$2.38	15d	1	0.07mi
14961 SW 82nd Ln Unit 21-104 Miami, FL	2.0	2.0	912	$2,100	$2.30	18d	1	0.07mi
14961 SW 82nd Ln Unit 21-202 Miami, FL	2.0	2.0	912	$2,000	$2.19	8d	1	0.07mi
8002 SW 149th Ave Miami, FL	2.0	2.0	846	$2,275	$2.69	24d	2	0.07mi
14930 SW 82nd Ter Unit 16-203 Miami, FL	2.0	2.0	912	$2,000	$2.19	5d	1	0.07mi
14930 SW 82nd Ter Unit 16-405 Miami, FL	2.0	2.0	912	$2,300	$2.52	14d	1	0.07mi
8260 SW 149th Ct Unit 9-203 Miami, FL	2.0	2.5	1030	$1,950	$1.89	24d	1	0.08mi
8000 SW 149th Ave Miami, FL	1.0–2.0	1.0–2.0	774	$2,250	$2.91	3d	2	0.08mi
8485 Hammocks Blvd Miami, FL	1.0–3.0	1.0–2.0	1035	$1,995	$1.93	2d	16	0.09mi
14910 SW 82nd Ter Unit 15-103 Miami, FL	2.0	2.0	944	$2,300	$2.44	24d	1	0.09mi
8002 SW 149th Ave Unit B304 Miami, FL	2.0	2.0	827	$2,400	$2.90	22d	1	0.09mi
8004 SW 149th Ave Unit C418 Miami, FL	2.0	1.0	721	$2,250	$3.12	24d	1	0.11mi
8275 SW 152nd Ave Miami, FL	2.0	1.0–2.0	985	$2,212	$2.25	22d	3	0.13mi
8275 SW 152nd Ave Miami, FL	2.0	1.0–2.0	985	$2,200	$2.23	8d	2	0.13mi
8255 SW 152nd Ave Unit E215 Miami, FL	2.0	1.0	828	$1,995	$2.41	24d	1	0.16mi
8255 SW 152nd Ave Unit E109 Miami, FL	2.0	1.0	896	$2,150	$2.40	4d	1	0.16mi
15006 SW 80th Ter #913 Miami, FL	2.0	1.5	1097	$2,400	$2.19	21d	1	0.16mi
15006 SW 80th Ter #913 Miami, FL	2.0	1.5	1097	$2,400	$2.19	3d	1	0.16mi
14901 SW 80th St Miami, FL	2.0	2.0	995	$2,345	$2.36	22d	2	0.17mi
14901 SW 80th St Miami, FL	2.0	2.0	900	$2,390	$2.66	24d	1	0.19mi
8205 SW 152nd Ave Unit F403 Miami, FL	2.0	1.0	796	$1,950	$2.45	22d	1	0.19mi
8365 SW 152nd Ave Unit C311 Miami, FL	2.0	2.0	1074	$2,050	$1.91	17d	1	0.19mi
8255 SW 152nd Ave Miami, FL	1.0–2.0	1.0	846	$1,800	$2.13	3d	2	0.21mi
14907 SW 80th St #205 Miami, FL	2.0	2.5	1060	$2,500	$2.36	22d	1	0.22mi
7921 SW 152nd Ave Unit 1 Miami, FL	2.0	2.0	780	$2,500	$3.21	24d	1	0.23mi
8305 SW 152nd Ave Miami, FL	1.0–2.0	1.0–2.0	976	$1,750	$1.79	24d	2	0.23mi
8335 SW 152nd Ave Miami, FL	2.0–3.0	2.0	1210	$2,300	$1.90	3d	2	0.23mi
7971 SW 152nd Ave #1505 Miami, FL	2.0	2.0	780	$2,550	$3.27	24d	1	0.25mi
14775 SW 83rd Ln Unit 14775 Miami, FL	2.0	2.0	1010	$3,000	$2.97	5d	1	0.27mi
14775 SW 83rd Ln Unit 14775 Miami, FL	2.0	2.0	1010	$3,000	$2.97	24d	1	0.27mi
15231 SW 80th St Miami, FL	2.0–3.0	2.0	937	$2,300	$2.45	15d	3	0.30mi
15201 SW 80th St #205 Miami, FL	1.0	1.0	676	$1,850	$2.74	21d	1	0.30mi
15221 SW 80th St #406 Miami, FL	2.0	2.0	887	$2,250	$2.54	22d	1	0.32mi
15221 SW 80th St #406 Miami, FL	2.0	2.0	887	$2,250	$2.54	5d	1	0.32mi
15250 SW 80th St #9 Miami, FL	2.0	1.0	720	$2,400	$3.33	17d	1	0.33mi
15250 SW 80th St #9 Miami, FL	2.0	1.0	720	$2,350	$3.26	8d	1	0.33mi
8394 SW 152nd Ave #34 Miami, FL	2.0	2.5	1120	$2,500	$2.23	19d	1	0.34mi

HOA detail condo

• Monthly dues: $264 · $3,168/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $223,500 Active 14 DOM
2. 2026-06-17
   days on market $223,500 Active 13 DOM
3. 2026-06-16
   days on market $223,500 Active 12 DOM
4. 2026-06-15
   days on market $223,500 Active 11 DOM
5. 2026-06-13
   days on market $223,500 Active 9 DOM
6. 2026-06-09
   days on market $223,500 Active 5 DOM
7. 2026-06-08
   days on market $223,500 Active 4 DOM
8. 2026-06-07
   remarks 380-char remark
9. 2026-06-07
   listed $223,500 Active 3 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: $2,888 · $241/mo
• Projected year-2 tax: $2,888 · $241/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 31 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: $25,999
• − Mortgage interest: −$12,519
• − Property taxes: −$2,888
• − Insurance: −$1,118
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$3,168
• − Depreciation: −$6,502
• Taxable loss: −$4,356
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $346/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

• Census place: Kendall West, FL
• County: Miami-Dade County · 2,697,751 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 47,494
• Household income: $77,839
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 2065.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 52% White 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 50% Dominican 3%
• Foreign-born: 65% · Canada, Jamaica, China
• Languages at home: 11% English-only · Spanish 86% Other Indo-European 1% 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: ▼ -124.85%
• Current HPI: 418.2591
• Rent YoY: ▼ -0.73%
• 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

+91.2% since first listed

12 events — show timeline

• 2026-06-04 Listed $223,500 MARMLS
• 2025-04-14 Rental Removed $2,000 Avail
• 2025-04-02 Listed for Rent $2,000 Avail
• 2025-03-30 Rental Removed $2,000 ZUMPER1
• 2025-03-03 Listed for Rent $2,000 ZUMPER1
• 2025-03-01 Rental Removed $2,000 Avail
• 2024-12-30 Price Changed $2,000 Avail
• 2024-11-13 Listed for Rent $2,100 Avail
• 2019-01-11 Sold (MLS) $113,925 MARMLS
• 2018-12-07 Pending — MARMLS
• 2018-11-15 Price Changed $104,900 MARMLS
• 2018-10-11 Listed $116,900 MARMLS

Property tax history

+9.1%/yr

Latest (2025): $2,888 · +5.6% YoY. Source: county tax records.