9066 SW 73rd Ct #1202 · Kendall, FL 33156

$279,900

1 bd · 1.0 ba · 797 sqft · Condo public records · 62 Days on market

Built 2006

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Views from this 1 /1 with Marble floors in living areas and balcony. Upgraded kitchen with granite counters, stainless steel appliances and wood cabinets. Internet, cable, water and covered parking included. Great amenities such as, Pool, sauna, clubhouse with lounge, bar and kitchen, business center and health center, complimentary valet, 24 concierge, 24 security and more. Great location! In the heart of Downtown Dadeland. Walk to shops and restaurants and Dadeland Mall.

Key facts

• Spacious living area
• Walk-in closet
• Natural light

Tags

• UNOBSTRUCTED VIEWS
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Pets allowed (conditional; restrictions may apply)
• HOA & community: Monthly association fee; Association amenities include clubhouse, fitness center, pool, and elevators; Association fee covers amenities, common areas, cable TV, hot water, structural maintenance, parking, pool(s), security, and water

Exterior

• Parking: 1 covered garage space; Secured garage/parking
• Security: Doorman; Secured elevator; Security/high-impact doors; Smoke detectors
• Utilities: Cable available
• Home design: Condominium unit; Entry on level 12; 12th-floor entry
• Construction: Block construction; Resale property
• Exterior features: Balcony (open); Exterior lighting; Association pool

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom located on main level
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Bedroom on main level; Living/dining room combo; Breakfast area; Tub/shower
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-982 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (15.0% below list).
• Recommended offer: $238k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 2.8% in Kendall — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents soft (-0.3%/yr); 375 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 62 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask is 11096% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $212k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $238,013 (15.0% 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 62 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 2.08%
• Cash-on-cash: -15.03%
• DSCR: 0.33
• GRM: 9.8

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: -50.9%
• Equity multiple: -0.46×
• Total profit: $-114,245
• Equity at exit: $41,734

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-204,482
• Equity at exit: $24,201

Cash invested: $78,372 (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 33156

• Rents YoY: -0.3%
• Active inventory: 375
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$346 /mo · $4,158/yr
• Insurance: −$117
• HOA est. from 5 same-building comps: −$931
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-982

Break-even live

Break-even rent $3,623

Max offer price $106,493

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9055 SW 73rd Ct #1903 Miami, FL	1.0	1.0	657	$2,500	$3.81	21d	1	0.03mi
9055 SW 73rd Ct #1004 Miami, FL	1.0	1.0	657	$2,400	$3.65	3d	1	0.03mi
9055 SW 73rd Ct #1504 Miami, FL	1.0	1.0	657	$2,400	$3.65	13d	1	0.03mi
9055 SW 73rd Ct #1504 Miami, FL	1.0	1.0	657	$2,400	$3.65	10d	1	0.03mi
9055 SW 73rd Ct #1604 Miami, FL	1.0	1.0	657	$2,500	$3.81	14d	1	0.03mi
9055 SW 73rd Ct #1403 Miami, FL	1.0	1.0	657	$2,225	$3.39	21d	1	0.03mi
9066 SW 73rd Ct #2003 Miami, FL	1.0	1.0	657	$2,250	$3.42	24d	1	0.04mi
9066 SW 73rd Ct #1202 Miami, FL	1.0	1.0	797	$2,500	$3.14	17d	1	0.04mi
7350 SW 89th St Unit 1209S Miami, FL	1.0	1.0	816	$2,400	$2.94	14d	1	0.05mi
7350 SW 89th St Unit 505S Miami, FL	1.0	1.0	759	$2,350	$3.10	1d	1	0.05mi
7350 SW 89th St Unit 408S Miami, FL	1.0	1.0	759	$2,400	$3.16	20d	1	0.05mi
7280 SW 90th St Miami, FL	2.0	2.0	1022	$2,825	$2.76	14d	2	0.05mi
7290 SW 90th St Kendall, FL	1.0–2.0	1.0–2.0	896	$2,300	$2.57	17d	3	0.06mi
7290 SW 90th St Kendall, FL	1.0–2.0	1.0–2.0	896	$2,200	$2.46	21d	3	0.06mi
7275 SW 90th St Unit C408 Miami, FL	2.0	2.0	1119	$3,000	$2.68	24d	1	0.09mi
7275 SW 90th Way Miami, FL	2.0	2.0	1002	$2,890	$2.88	24d	3	0.09mi
7280 SW 90th St Unit E313 Miami, FL	1.0	1.0	757	$2,300	$3.04	7d	1	0.09mi
7280 SW 90th St #707 Miami, FL	2.0	2.0	1044	$2,950	$2.83	21d	1	0.09mi
7270 SW 88th St Unit B602 Kendall, FL	1.0	1.0	797	$2,300	$2.89	12d	1	0.11mi
7266 SW 88th St Miami, FL	1.0	1.0	803	$2,350	$2.92	24d	2	0.12mi
7266 SW 88th St Unit A507 Miami, FL	1.0	1.0	825	$2,300	$2.79	14d	1	0.12mi
9143 SW 77th Ave Unit B107 Miami, FL	1.0	1.0	699	$1,875	$2.68	24d	1	0.25mi
9143 SW 77th Ave Unit B204 Miami, FL	1.0	1.0	699	$1,890	$2.70	24d	1	0.25mi
9143 SW 77th Ave Unit B306 Miami, FL	1.0	1.0	699	$1,750	$2.50	24d	1	0.25mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$1,800	$1.97	1d	2	0.28mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$1,850	$2.03	24d	3	0.28mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$1,800	$1.97	7d	3	0.28mi
9159 SW 77th Ave Miami, FL	1.0–2.0	1.0–2.0	912	$2,000	$2.19	2d	2	0.28mi
7713 SW 88th St Unit A312 Kendall, FL	1.0	1.0	648	$1,762	$2.72	24d	1	0.30mi
7713 SW 88th St Unit A312 Kendall, FL	1.0	1.0	648	$1,762	$2.72	2d	1	0.30mi
7737 SW 88th St Unit C312 Miami, FL	2.0	1.0	980	$2,300	$2.35	24d	1	0.32mi
9125 SW 77th Ave #501 Miami, FL	2.0	2.0	990	$2,150	$2.17	3d	1	0.32mi
9125 SW 77th Ave #501 Miami, FL	2.0	2.0	990	$2,180	$2.20	24d	1	0.32mi
9175 SW 77th Ave Miami, FL	1.0	1.0–1.5	767	$2,025	$2.64	24d	2	0.32mi
9175 SW 77th Ave #306 Miami, FL	1.0	1.5	810	$1,980	$2.44	7d	1	0.32mi
9175 SW 77th Ave #306 Miami, FL	1.0	1.5	810	$2,050	$2.53	20d	1	0.32mi
8950 SW 69th Ct #308 Pinecrest, FL	2.0	2.0	1045	$2,900	$2.78	14d	1	0.33mi
9357 SW 77th Ave Miami, FL	1.0–3.0	1.0–2.5	1044	$2,219	$2.12	1d	26	0.36mi
6900 N Kendall Dr Unit A304 Pinecrest, FL	2.0	2.0	1040	$2,600	$2.50	2d	1	0.39mi
7424 SW 82nd St Unit D216 Miami, FL	2.0	1.0	730	$2,000	$2.74	7d	1	0.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterinternetcablepooldoormansecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $279,900 Active 62 DOM
2. 2026-06-17
   days on market $279,900 Active 61 DOM
3. 2026-06-02
   days on market $279,900 Active 60 DOM
4. 2026-06-01
   days on market $279,900 Active 59 DOM
5. 2026-05-31
   days on market $279,900 Active 58 DOM
6. 2026-05-23
   listed $2,500
7. 2026-04-20
   status Active
8. 2026-04-14
   historical Active Under Contract
9. 2026-04-06
   historical $2,500
10. 2026-04-04
    listed $2,500
11. 2026-03-24
    listed $279,900 Active
12. 2025-03-05
    historical
13. 2025-02-20
    historical $2,300
14. 2025-01-17
    listed $2,300
15. 2025-01-13
    price $345,000
16. 2025-01-13
    status Active
17. 2024-12-21
    historical $2,600
18. 2024-12-13
    historical
19. 2024-10-19
    listed $2,600
20. 2024-10-01
    price $349,000
21. 2024-09-20
    listed $359,000 Active
22. 2024-09-15
    historical $2,600
23. 2024-08-31
    price $2,600
24. 2024-07-03
    listed $3,200
25. 2016-09-26
    soldstatus $212,500 Sold 487-char remark

    Show marketing remark (487 chars)

    Fantastic Views from this 1 /1 with Marble floors in living areas and balcony. Upgraded kitchen with granite counters, stainless steel appliances and wood cabinets. Internet, cable, water and covered parking included. Great amenities such as, Pool, sauna, clubhouse with lounge, bar and kitchen, business center and health center, complimentary valet, 24 concierge, 24 security and more. Great location! In the heart of Downtown Dadeland. Walk to shops and restaurants and Dadeland Mall.

26. 2016-09-22
    soldstatus $212,500
27. 2016-09-03
    status Pending 487-char remark

    Show marketing remark (487 chars)

    Fantastic Views from this 1 /1 with Marble floors in living areas and balcony. Upgraded kitchen with granite counters, stainless steel appliances and wood cabinets. Internet, cable, water and covered parking included. Great amenities such as, Pool, sauna, clubhouse with lounge, bar and kitchen, business center and health center, complimentary valet, 24 concierge, 24 security and more. Great location! In the heart of Downtown Dadeland. Walk to shops and restaurants and Dadeland Mall.

28. 2016-05-23
    price $229,000 487-char remark

    Show marketing remark (487 chars)

    Fantastic Views from this 1 /1 with Marble floors in living areas and balcony. Upgraded kitchen with granite counters, stainless steel appliances and wood cabinets. Internet, cable, water and covered parking included. Great amenities such as, Pool, sauna, clubhouse with lounge, bar and kitchen, business center and health center, complimentary valet, 24 concierge, 24 security and more. Great location! In the heart of Downtown Dadeland. Walk to shops and restaurants and Dadeland Mall.

29. 2016-04-20
    listed $239,900 Active 487-char remark

    Show marketing remark (487 chars)

    Fantastic Views from this 1 /1 with Marble floors in living areas and balcony. Upgraded kitchen with granite counters, stainless steel appliances and wood cabinets. Internet, cable, water and covered parking included. Great amenities such as, Pool, sauna, clubhouse with lounge, bar and kitchen, business center and health center, complimentary valet, 24 concierge, 24 security and more. Great location! In the heart of Downtown Dadeland. Walk to shops and restaurants and Dadeland Mall.

ⓘ 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: $4,158 · $346/mo
• Projected year-2 tax: $4,158 · $346/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,562
• − Mortgage interest: −$15,679
• − Property taxes: −$4,158
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$11,172
• − Depreciation: −$8,143
• Taxable loss: −$16,559
• Est. tax savings @ 24.0%: +$3,974
• After-tax cash flow: $-7,805/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): 33,628
• Household income: $137,076
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 985.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 54% Two or more races 36% White 36% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 27% Dominican 2% Salvadoran 2%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 38% English-only · Spanish 51% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -791.36%
• Current HPI: 477.6861
• Rent YoY: ▼ -0.26%
• 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

-99.0% since first listed

24 events — show timeline

• 2026-05-23 Listed for Rent $2,500 MARMLS
• 2026-04-20 Relisted — MARMLS
• 2026-04-14 Contingent — MARMLS
• 2026-04-06 Rental Removed $2,500 MARMLS
• 2026-04-04 Listed for Rent $2,500 MARMLS
• 2026-03-24 Listed $279,900 MARMLS
• 2025-03-05 Listing Removed — MARMLS
• 2025-02-20 Rental Removed $2,300 MARMLS
• 2025-01-17 Listed for Rent $2,300 MARMLS
• 2025-01-13 Price Changed $345,000 MARMLS
• 2025-01-13 Relisted — MARMLS
• 2024-12-21 Rental Removed $2,600 MARMLS
• 2024-12-13 Listing Removed — MARMLS
• 2024-10-19 Listed for Rent $2,600 MARMLS
• 2024-10-01 Price Changed $349,000 MARMLS
• 2024-09-20 Listed $359,000 MARMLS
• 2024-09-15 Rental Removed $2,600 MARMLS
• 2024-08-31 Price Changed $2,600 MARMLS
• 2024-07-03 Listed for Rent $3,200 MARMLS
• 2016-09-26 Sold (MLS) $212,500 MARMLS
• 2016-09-22 Sold (Public Records) $212,500 Public Records
• 2016-09-03 Pending — MARMLS
• 2016-05-23 Price Changed $229,000 MARMLS
• 2016-04-20 Listed $239,900 MARMLS

Property tax history

+5.0%/yr

Latest (2025): $4,158 · +2.6% YoY. Source: county tax records.