8305 SW 152nd Ave Unit A-201 · Kendall West, FL 33193

$199,999

2 bd · 1.0 ba · 828 sqft · Condo public records · 85 Days on market

Built 1984 $492/mo HOA · 22% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/1 in well maintained building in West Kendall. Cash only. Buyer must assumme two different special assessments already in place.

Key facts

• Gated community
• Fitness center
• Community pool

Tags

• GATED COMMUNITY
• SECURITY PATROL
• COMMUNITY POOL
• FITNESS CENTER
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee ($492); Association covers common areas, structure maintenance, sewer, trash and water; Community amenities include clubhouse, elevators and pool

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Complex fenced
• Utilities: Water service included in association fee; Sewer service included in association fee; Trash service included in association fee
• Home design: Attached property; 5-story building; Entry located on level 2; Entry level: 2
• Construction: Block construction; Resale property
• Exterior features: Balcony; Screened balcony/porch; Fence; Complex is fenced; Association pool

Interior

• Kitchen: Electric range; Disposal; Refrigerator; Dishwasher
• Bedrooms: Bedroom located on the 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; Ceramic tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $185k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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 17d 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 35% 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 $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 85 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $48k; list at $200k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,267 (7.4% 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 85 days. Have you received any prior offers? Is the seller open to a 7% 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. 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 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: 1.14% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 7.3

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-44,046
• Equity at exit: $29,821

10-year hold

• IRR: -37.7%
• Equity multiple: -0.24×
• Total profit: $-69,573
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$83
• HOA: −$492
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-83

Break-even live

Break-even rent $2,380

Max offer price $185,267

Occupancy floor 99%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8205 SW 152nd Ave Unit F403 Miami, FL	2.0	1.0	796	$1,950	$2.45	22d	1	0.02mi
8255 SW 152nd Ave Miami, FL	1.0–2.0	1.0	846	$2,150	$2.54	3d	2	0.02mi
8305 SW 152nd Ave Miami, FL	1.0–2.0	1.0–2.0	976	$2,100	$2.15	24d	2	0.03mi
8365 SW 152nd Ave Unit C311 Miami, FL	2.0	2.0	1074	$2,050	$1.91	17d	1	0.04mi
8335 SW 152nd Ave Miami, FL	2.0–3.0	2.0	1210	$2,300	$1.90	3d	2	0.05mi
8255 SW 152nd Ave Unit E109 Miami, FL	2.0	1.0	896	$2,150	$2.40	4d	1	0.05mi
8255 SW 152nd Ave Unit E215 Miami, FL	2.0	1.0	828	$1,995	$2.41	24d	1	0.05mi
8275 SW 152nd Ave Miami, FL	2.0	1.0–2.0	985	$2,212	$2.25	22d	3	0.07mi
8275 SW 152nd Ave Miami, FL	2.0	1.0–2.0	985	$2,200	$2.23	7d	2	0.07mi
8485 Hammocks Blvd Miami, FL	1.0–3.0	1.0–2.0	1035	$2,710	$2.62	2d	16	0.12mi
8394 SW 152nd Ave #34 Miami, FL	2.0	2.5	1120	$2,500	$2.23	18d	1	0.14mi
8394 SW 152nd Ave #34 Miami, FL	2.0	2.5	1120	$2,500	$2.23	7d	1	0.14mi
8394 SW 152nd Ave #34 Miami, FL	2.0	2.5	1120	$2,500	$2.23	24d	1	0.14mi
8260 SW 149th Ct Unit 9-203 Miami, FL	2.0	2.5	1030	$1,950	$1.89	24d	1	0.17mi
15006 SW 80th Ter #913 Miami, FL	2.0	1.5	1097	$2,400	$2.19	20d	1	0.19mi
15006 SW 80th Ter #913 Miami, FL	2.0	1.5	1097	$2,400	$2.19	3d	1	0.19mi
14961 SW 82nd Ln Unit 21-104 Miami, FL	2.0	2.0	912	$2,100	$2.30	18d	1	0.19mi
14961 SW 82nd Ln Unit 21-202 Miami, FL	2.0	2.0	912	$2,000	$2.19	7d	1	0.19mi
14951 SW 82nd Ln Unit 17-504 Miami, FL	2.0	2.0	912	$2,000	$2.19	24d	1	0.19mi
14951 SW 82nd Ln Unit 17-405 Miami, FL	2.0	2.0	912	$2,150	$2.36	11d	1	0.19mi
14931 SW 82nd Ln Unit 18-403 Miami, FL	2.0	2.0	912	$2,250	$2.47	5d	1	0.22mi
15231 SW 80th St #602 Miami, FL	3.0	2.0	987	$2,400	$2.43	2d	1	0.24mi
15231 SW 80th St Miami, FL	2.0–3.0	2.0	937	$2,300	$2.45	15d	3	0.24mi
14930 SW 82nd Ter Unit 16-405 Miami, FL	2.0	2.0	912	$2,300	$2.52	14d	1	0.25mi
14930 SW 82nd Ter Unit 16-203 Miami, FL	2.0	2.0	912	$2,000	$2.19	5d	1	0.25mi
14902 SW 82nd Ter Unit 13-102 Miami, FL	2.0	2.0	944	$2,249	$2.38	15d	1	0.25mi
15250 SW 80th St #9 Miami, FL	2.0	1.0	720	$2,350	$3.26	7d	1	0.25mi
15250 SW 80th St #9 Miami, FL	2.0	1.0	720	$2,400	$3.33	17d	1	0.25mi
8002 SW 149th Ave Miami, FL	2.0	2.0	846	$2,275	$2.69	24d	2	0.26mi
14910 SW 82nd Ter Unit 15-103 Miami, FL	2.0	2.0	944	$2,300	$2.44	24d	1	0.27mi
8480 SW 154th Circle Ct #922 Miami, FL	2.0	2.0	1050	$2,200	$2.10	24d	1	0.27mi
15201 SW 80th St #205 Miami, FL	1.0	1.0	676	$1,850	$2.74	20d	1	0.27mi
7921 SW 152nd Ave Unit 1 Miami, FL	2.0	2.0	780	$2,500	$3.21	24d	1	0.27mi
8000 SW 149th Ave Miami, FL	1.0–2.0	1.0–2.0	774	$2,400	$3.10	2d	2	0.28mi
8002 SW 149th Ave Unit B304 Miami, FL	2.0	2.0	827	$2,400	$2.90	22d	1	0.28mi
8004 SW 149th Ave Unit C418 Miami, FL	2.0	1.0	721	$2,250	$3.12	24d	1	0.28mi
7971 SW 152nd Ave #1505 Miami, FL	2.0	2.0	780	$2,550	$3.27	24d	1	0.28mi
15401 SW 81st Circle Ln #16 Miami, FL	3.0	2.0	1096	$2,200	$2.01	15d	1	0.29mi
15241 SW 80th St Miami, FL	3.0–4.0	2.0	1134	$2,500	$2.20	7d	2	0.29mi
15241 SW 80th St Miami, FL	3.0–4.0	2.0	1134	$2,770	$2.44	24d	2	0.29mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $199,999 Active 85 DOM
2. 2026-06-17
   days on market $199,999 Active 84 DOM
3. 2026-06-16
   days on market $199,999 Active 83 DOM
4. 2026-06-15
   days on market $199,999 Active 82 DOM
5. 2026-06-13
   days on market $199,999 Active 80 DOM
6. 2026-06-09
   days on market $199,999 Active 76 DOM
7. 2026-06-08
   days on market $199,999 Active 75 DOM
8. 2026-06-07
   days on market $199,999 Active 74 DOM
9. 2026-06-04
   days on market $199,999 Active 71 DOM
10. 2026-06-03
    days on market $199,999 Active 70 DOM
11. 2026-06-02
    days on market $199,999 Active 69 DOM
12. 2026-06-01
    days on market $199,999 Active 68 DOM
13. 2026-05-31
    days on market $199,999 Active 67 DOM
14. 2026-03-24
    listed $199,999 Active
15. 2021-01-19
    historical
16. 2020-09-01
    listed $169,000 Active
17. 2013-05-28
    soldstatus $48,000
18. 2013-05-22
    soldstatus $48,000 Sold 130-char remark

    Show marketing remark (130 chars)

    2/1 in well maintained building in West Kendall. Cash only. Buyer must assumme two different special assessments already in place.

19. 2004-09-01
    soldstatus $48,024,700

ⓘ 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: $3,075 · $256/mo
• Projected year-2 tax: $3,075 · $256/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 32 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: $27,297
• − Mortgage interest: −$11,203
• − Property taxes: −$3,075
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$5,904
• − Depreciation: −$5,818
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $-24/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

-99.6% since first listed

6 events — show timeline

• 2026-03-24 Listed $199,999 MARMLS
• 2021-01-19 Listing Removed — MARMLS
• 2020-09-01 Listed $169,000 MARMLS
• 2013-05-28 Sold (Public Records) $48,000 Public Records
• 2013-05-22 Sold (MLS) $48,000 MARMLS
• 2004-09-01 Sold (Public Records) $48,024,700 Public Records

Property tax history

+16.5%/yr

Latest (2025): $3,075 · +5.6% YoY. Source: county tax records.