9411 SW 4th St #404 · Fountainebleau, FL 33174

$190,000

1 bd · 1.0 ba · 776 sqft · Condo public records · 114 Days on market

Built 1975 $274/mo HOA · 13% 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 +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Located in a highly sought-after area. This prime location boasts proximity to shopping centers and is conveniently close to the airport.

Key facts

• Prime location
• $274 HOA
• Parking

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• PROXIMITY TO SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-48 ($-580/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.8% in Fountainebleau — 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 81/100 on livability (#87 in FL, #1,407 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety 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: E.W.F. Stirrup Elementary School (math 63% / reading 64%, grade B, #564 of 2,144 statewide, top 27%, 645 students, 57% FRL); Ruben Dario Middle School (math 32% / reading 45%, grade F, #384 of 571 statewide, top 68%, 549 students, 62% FRL); Miami Coral Park Senior High (math 25% / reading 44%, grade F, #386 of 667 statewide, top 59%, 2,190 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 44% of the median local income ($59k/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 $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 114 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 $172,900 (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 114 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-37,547
• Equity at exit: $28,330

10-year hold

• IRR: -20.6%
• Equity multiple: 0.04×
• Total profit: $-51,166
• Equity at exit: $16,428

Cash invested: $53,200 (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 33174

• Rents YoY: 1.1%
• Active inventory: 95
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$996
• Tax from tax record: −$249 /mo · $2,987/yr
• Insurance: −$79
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$274
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-48

Break-even live

Break-even rent $2,216

Max offer price $181,458

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $5	+0% $-48	+5% $-102	+10% $-156
Rent	-10% $-219	-5% $-133	+0% $-48	+5% $37	+10% $122
Rate	-1.0pp $47	-0.5pp $0	base $-48	+0.5pp $-98	+1.0pp $-148

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9411 SW 4th St #111 Miami, FL	2.0	2.0	1086	$2,400	$2.21	26d	1	0.02mi
9411 SW 4th St Miami, FL	2.0	1.5–2.0	1016	$2,250	$2.21	9d	2	0.02mi
9431 SW 4th St #207 Miami, FL	2.0	2.0	946	$2,500	$2.64	0d	1	0.09mi
9431 SW 4th St Miami, FL	2.0	1.5–2.0	946	$2,450	$2.59	15d	2	0.09mi
9321 SW 4th St Unit 230C Miami, FL	2.0	1.5	948	$2,150	$2.27	26d	1	0.13mi
9420 W Flagler St Miami, FL	2.0	2.0	1086	$2,300	$2.12	16d	2	0.13mi
9420 W Flagler St Miami, FL	2.0	2.0	1086	$2,300	$2.12	9d	2	0.13mi
9420 W Flagler St #312 Miami, FL	2.0	2.0	1086	$2,400	$2.21	18d	1	0.13mi
9321 SW 4th St Miami, FL	1.0–2.0	1.0–1.5	824	$1,800	$2.18	20d	2	0.13mi
9301 SW 4th St Unit 110D Miami, FL	2.0	1.0	840	$2,200	$2.62	23d	1	0.17mi
9311 SW 4th St Unit 121A Miami, FL	1.0	1.0	614	$1,900	$3.09	22d	1	0.17mi
9311 SW 4th St Unit 117B Miami, FL	2.0	1.0	777	$2,100	$2.70	0d	1	0.17mi
9390 W Flagler St Unit 210A Miami, FL	1.0	1.0	614	$1,850	$3.01	26d	1	0.21mi
9390 W Flagler St Unit 225C Miami, FL	2.0	1.5	948	$2,200	$2.32	26d	1	0.21mi
9300 W Flagler St Unit 227A Miami, FL	1.0	1.0	614	$1,900	$3.09	26d	1	0.26mi
9310 Fontainebleau Blvd Miami, FL	1.0	1.0	690	$2,200	$3.19	26d	1	0.40mi
9310 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0	690	$1,800	$2.61	0d	2	0.40mi
9310 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0	690	$1,800	$2.61	16d	2	0.40mi
9320 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	870	$2,300	$2.64	26d	1	0.41mi
9320 Fontainebleau Blvd Miami, FL	2.0	2.0	940	$2,275	$2.42	22d	2	0.41mi
9320 Fontainebleau Blvd Miami, FL	2.0	2.0	870	$2,225	$2.56	0d	2	0.41mi
9280 Fontainebleau Blvd #403 Miami, FL	1.0	1.0	838	$2,000	$2.39	0d	1	0.41mi
9350 Fontainebleau Blvd #513 Miami, FL	2.0	1.0	690	$1,700	$2.46	26d	1	0.43mi
9350 Fontainebleau Blvd #204 Miami, FL	1.0	1.0	690	$2,100	$3.04	0d	1	0.43mi
9250 Fontainebleau Blvd #202 Miami, FL	2.0	2.0	1113	$2,200	$1.98	14d	1	0.43mi
9360 Fontainebleau Blvd #309 Miami, FL	2.0	1.0	690	$1,950	$2.83	5d	1	0.45mi
9688 Fontainebleau Blvd #706 Miami, FL	1.0	1.0	813	$1,925	$2.37	26d	1	0.45mi
9688 Fontainebleau Blvd Miami, FL	1.0	1.0	813	$1,862	$2.29	23d	2	0.46mi
9440 Fontainebleau Blvd #406 Miami, FL	1.0	1.0	676	$1,750	$2.59	4d	1	0.48mi
9440 Fontainebleau Blvd #406 Miami, FL	1.0	1.0	676	$1,750	$2.59	5d	1	0.48mi
9210 Fontainebleau Blvd #506 Miami, FL	2.0	2.0	1113	$2,200	$1.98	26d	1	0.48mi
9686 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	914	$2,150	$2.35	19d	1	0.49mi
9686 Fontainebleau Blvd #301 Miami, FL	2.0	2.0	914	$2,000	$2.19	9d	1	0.49mi
9150 Fontainebleau Blvd Unit 203-2 Miami, FL	1.0	1.0	776	$1,875	$2.42	26d	1	0.50mi
9180 Fontainebleau Blvd #103 Miami, FL	1.0	1.0	838	$2,100	$2.51	0d	1	0.52mi
9682 Fontainebleau Blvd #603 Miami, FL	2.0	2.0	914	$2,295	$2.51	15d	1	0.54mi
9120 Fontainebleau Blvd Miami, FL	1.0–2.0	1.0–2.0	988	$2,000	$2.02	20d	2	0.58mi
8801 W Flagler St #104 Miami, FL	2.0	1.5	892	$2,200	$2.47	0d	1	0.59mi
9369 Fontainebleau Blvd Unit J225 Miami, FL	1.0	1.5	1125	$2,150	$1.91	0d	1	0.62mi
9931 W Flagler St Miami, FL	1.0–3.0	1.0–2.0	1128	$2,357	$2.09	0d	10	0.62mi

HOA detail condo

• Monthly dues: $274 · $3,288/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2025-11-10
   soldstatus $190,000
2. 2025-08-20
   status Pending
3. 2025-07-02
   price $190,000
4. 2025-04-25
   listed $229,500 Active
5. 1975-08-01
   soldstatus $23,400

ⓘ 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: $2,987 · $249/mo
• Projected year-2 tax: $2,987 · $249/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 4/10 Moderate FEMA zone AH · 21% 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: $25,856
• − Mortgage interest: −$10,643
• − Property taxes: −$2,987
• − Insurance: −$2,774
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$3,288
• − Depreciation: −$5,527
• Taxable loss: −$3,501
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $260/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 — Fountainebleau

• Score: 81/100
• State rank: #87
• US rank: #1407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountainebleau, FL
• County: Miami-Dade County · 2,697,751 people
• City population: 35,056
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 35,177
• Household income: $59,185
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1737.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 55% White 8% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 52% Dominican 2%
• Foreign-born: 69% · Canada, Jamaica, Dominican Republic
• Languages at home: 12% English-only · Spanish 84% 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: ▼ -566.14%
• Current HPI: 383.9238
• Rent YoY: ▲ 1.13%
• 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

+712.0% since first listed

5 events — show timeline

• 2025-11-10 Sold (Public Records) $190,000 Public Records
• 2025-08-20 Pending — MARMLS
• 2025-07-02 Price Changed $190,000 MARMLS
• 2025-04-25 Listed $229,500 MARMLS
• 1975-08-01 Sold (Public Records) $23,400 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,987 · +5.5% YoY. Source: county tax records.