16432 SW 47th Ter · Kendall West, FL 33185

$560,000

3 bd · 2.0 ba · 1,753 sqft · Townhouse public records · 9 Days on market

Built 2002 Est $741k · 24% under · waterfront

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 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 +2.1/10.0
• DSCR +1.7/10.0

Listing remarks

Fully renovated lakefront townhouse featuring 3 bedrooms, 2.5 bathrooms, and a versatile den that can be used as a home office, playroom, or guest space. Enjoy outdoor living on the spacious backyard and covered terrace, perfect for entertaining or taking in the tranquil waterfront views. The home includes a one-car garage and is situated within a peaceful, secure community.

Key facts

• Lakefront townhouse
• Versatile den
• Spacious backyard

Tags

• LAKEFRONT TOWNHOUSE
• VERSATILE DEN
• SPACIOUS BACKYARD
• COVERED TERRACE
• TRANQUIL WATERFRONT VIEWS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee (includes grounds and structure maintenance, security, and trash); Community clubhouse

Exterior

• Parking: Attached covered garage; 1 garage space; Guest parking; Two or more parking spaces
• Security: Complex fenced
• Utilities: Waterfront utilities available
• Home design: 2-story property; Entry level is 1; Property has attached units
• Construction: Block construction; Effective year built
• Exterior features: Awning(s); Fence; Patio; Storm/security shutters; Lakefront waterfront; Has a view; Faces southwest

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom located on the upper level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Entrance foyer; First-floor entry; Living/dining room; Upper-level primary bedroom; Vaulted ceilings; Den
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $560k.

Deal economics

• At list price, monthly cash flow is $-675 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $441k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (28.8% below list).
• Recommended offer: $399k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 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.
• Zoned schools: Dr. Manuel C. Barreiro Elementary School (math 64% / reading 72%, grade B+, #425 of 2,144 statewide, top 20%, 612 students, 50% FRL); Lamar Louise Curry Middle School (math 51% / reading 63%, grade B, #164 of 571 statewide, top 30%, 804 students, 50% FRL); John A. Ferguson Senior High (math 36% / reading 64%, grade D+, #175 of 667 statewide, top 27%, 4,368 students, 49% FRL).
• 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 26d 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 42% 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $398,776 (28.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $740,730
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16226 SW 57th Ln	0.63mi	4/2.5 (+1)	1,823 (+4%)	12mo	$550,000	$302	47
5938 SW 163rd Ave	0.70mi	4/3.0 (+1)	1,756 (+0%)	22mo	$550,000	$313	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.82×
• Total profit: $-28,234
• Equity at exit: $185,368

10-year hold

• IRR: 3.1%
• Equity multiple: 1.39×
• Total profit: $60,449
• Equity at exit: $241,909

Cash invested: $156,800 (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: 11.7×

Monthly cashflow live

• Estimated rent: $3,988 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$655 /mo · $7,860/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $-675

Break-even live

Break-even rent $4,842

Max offer price $440,809

Occupancy floor —

Sensitivity live

Price	-10% $-358	-5% $-516	+0% $-675	+5% $-833	+10% $-992
Rent	-10% $-990	-5% $-832	+0% $-675	+5% $-517	+10% $-360
Rate	-1.0pp $-393	-0.5pp $-532	base $-675	+0.5pp $-820	+1.0pp $-967

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16432 SW 47th Ter Unit 16432 Miami, FL	3.0	2.5	1753	$3,600	$2.05	26d	1	0.03mi
16432 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,700	$2.11	26d	1	0.03mi
16355 SW 46th Ter Miami, FL	3.0	2.0	1525	$3,550	$2.33	3d	1	0.07mi
16355 SW 46th Ter Unit 16355 Miami, FL	3.0	2.0	1525	$3,550	$2.33	4d	1	0.07mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	22d	1	0.11mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,800	$2.06	0d	1	0.11mi
16336 SW 48th Ter Miami, FL	4.0	3.0	1846	$3,900	$2.11	20d	1	0.11mi
4604 SW 164th Pl Miami, FL	3.0	2.0	1472	$3,300	$2.24	26d	1	0.14mi
4452 SW 163rd Ct Unit 4452 Miami, FL	4.0	2.0	1490	$3,450	$2.32	15d	1	0.20mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	18d	1	0.23mi
16628 SW 47th Ter Miami, FL	3.0	2.5	1753	$3,400	$1.94	3d	1	0.23mi
4760 SW 166th Ct Miami, FL	3.0	2.0	1327	$2,900	$2.19	26d	1	0.26mi
16303 SW 44th Ter Unit 16303 Miami, FL	3.0	2.5	1400	$3,300	$2.36	9d	1	0.28mi
16479 SW 53rd St Miami, FL	4.0	2.0	1953	$4,500	$2.30	26d	1	0.29mi
5282 SW 164th Pl Miami, FL	4.0	2.0	1865	$3,999	$2.14	26d	1	0.31mi
16061 SW 45th Ter Unit 16061 Miami, FL	4.0	3.0	2554	$4,200	$1.64	26d	1	0.33mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	13d	1	0.41mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	26d	1	0.41mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	18d	1	0.41mi
16568 SW 54th St Miami, FL	4.0	3.0	2280	$4,200	$1.84	26d	1	0.42mi
4451 SW 159th Path Unit NA Miami, FL	4.0	3.5	2306	$5,900	$2.56	23d	1	0.44mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	0d	1	0.50mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	26d	1	0.50mi
16001 SW 43rd Ter Miami, FL	4.0	2.5	2552	$5,200	$2.04	21d	1	0.51mi
16001 SW 43rd Ter Miami, FL	4.0	2.5	2552	$5,200	$2.04	12d	1	0.51mi
16001 SW 43rd Ter Unit 16001 Miami, FL	4.0	2.5	2552	$5,200	$2.04	4d	1	0.51mi
16001 SW 43rd Ter Unit 16001 Miami, FL	4.0	2.5	2552	$5,200	$2.04	16d	1	0.51mi
16550 SW 42nd Ter #16550 Miami, FL	4.0	3.5	2025	$3,750	$1.85	26d	1	0.53mi
5776 SW 166th Ct Miami, FL	4.0	3.0	2476	$4,000	$1.62	0d	1	0.64mi
5776 SW 166th Ct Miami, FL	4.0	3.0	2476	$4,000	$1.62	26d	1	0.64mi
15873 SW 43rd St Miami, FL	4.0	2.5	1851	$3,900	$2.11	26d	1	0.66mi
15716 SW 43rd St Miami, FL	4.0	2.0	2039	$3,800	$1.86	26d	1	0.79mi
4671 SW 155th Pl Miami, FL	4.0	3.0	2060	$4,600	$2.23	26d	1	0.87mi
15481 SW 47th Ter Unit 15481 Miami, FL	3.0	3.0	2000	$5,900	$2.95	26d	1	0.93mi
4128 SW 156th Ct Miami, FL	3.0	1.0	1819	$4,000	$2.20	26d	1	0.94mi
4128 SW 156th Ct Unit NA Miami, FL	3.0	1.0	1819	$4,000	$2.20	9d	1	0.94mi
15428 SW 50th Ter Miami, FL	3.0	3.0	1895	$4,500	$2.37	23d	1	0.95mi
6352 SW 164th Path Miami, FL	4.0	2.5	1665	$3,100	$1.86	26d	1	0.95mi
4668 SW 153rd Ct Miami, FL	3.0	2.5	1815	$4,000	$2.20	26d	1	1.04mi
16012 SW 64th Ter Miami, FL	4.0	2.0	1862	$4,150	$2.23	26d	1	1.09mi

Listing history 7 events

1. 2026-06-21
   days on market $560,000 Active 9 DOM
2. 2026-06-18
   days on market $560,000 Active 6 DOM
3. 2026-06-17
   days on market $560,000 Active 5 DOM
4. 2026-06-16
   days on market $560,000 Active 4 DOM
5. 2026-06-15
   days on market $560,000 Active 3 DOM
6. 2026-06-13
   remarks 377-char remark
7. 2026-06-13
   listed $560,000 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: $7,860 · $655/mo
• Projected year-2 tax: $7,860 · $655/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 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $47,853
• − Mortgage interest: −$31,369
• − Property taxes: −$7,860
• − Insurance: −$2,800
• − Repairs & maintenance: −$3,828
• − Management: −$3,828
• − Depreciation: −$16,291
• Taxable loss: −$18,123
• Est. tax savings @ 24.0%: +$4,350
• After-tax cash flow: $-3,747/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

+16370.6% since first listed

5 events — show timeline

• 2026-06-12 Listed $560,000 MARMLS
• 2026-04-21 Price Changed $3,700 MARMLS
• 2026-03-28 Listed for Rent $3,900 MARMLS
• 2023-09-11 Rental Removed $3,400 MARMLS
• 2023-08-17 Listed for Rent $3,400 MARMLS

Property tax history

+6.7%/yr

Latest (2025): $7,860 · +5.1% YoY. Source: county tax records.