6401 SW 162nd Ct · Kendall West, FL 33193

$400,000

4 bd · 3.0 ba · 2,055 sqft · SingleFamily public records · 4 Days on market

Built 2004 6,231 sqft lot ↓ 34% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

* * INVESTORS--PROPERTY IN NEED OF MAJOR REPAIRS * * Property is being sold “as-is” with right to inspect. It is the buyers and buyer’s agent responsibility to verify all room measurements, utilities info, lot size, schools zoning, building addition permits, building materials, along with all property information in this listing. All room measurements and dimensions are estimates.

Key facts

• 6,231 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Block construction
• Construction: Block construction
• Exterior features: Lot less than a quarter acre; Faces west

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (4.2% below list).
• Recommended offer: $377k (5.8% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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 25d 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).
• At $3,834/mo this rent would consume 59% of the median local household income ($78k/yr) (locally 2065% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $376,726 (5.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $875,430
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16303 SW 57th St	0.43mi	4/2.5	1,982 (-4%)	22mo	$885,000	$447	54
16631 SW 57th St	0.65mi	4/2.5	1,997 (-3%)	15mo	$850,000	$426	50
16429 SW 54th Ter	0.69mi	4/2.0	1,997 (-3%)	17mo	$820,000	$411	45
16263 SW 76th St	0.71mi	4/3.0	2,324 (+13%)	12mo	$800,000	$344	35

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-84,142
• Equity at exit: $59,641

10-year hold

• IRR: -29.0%
• Equity multiple: -0.13×
• Total profit: $-126,268
• Equity at exit: $34,585

Cash invested: $112,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,834 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$896 /mo · $10,751/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $-132

Break-even live

Break-even rent $4,000

Max offer price $376,726

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16186 SW 65th Ln Unit 16186 Miami, FL	4.0	3.0	1899	$4,200	$2.21	5d	1	0.12mi
16012 SW 64th Ter Miami, FL	4.0	2.0	1862	$4,150	$2.23	24d	1	0.14mi
6352 SW 164th Path Miami, FL	4.0	2.5	1665	$3,100	$1.86	24d	1	0.33mi
16473 SW 59th Ter Miami, FL	4.0	3.0	2952	$4,200	$1.42	24d	1	0.43mi
15852 SW 68th Ter #15852 Miami, FL	4.0	3.0	1960	$3,300	$1.68	24d	1	0.45mi
15870 SW 69th Ln Miami, FL	3.0	2.5	1820	$3,300	$1.81	11d	1	0.47mi
7065 SW 164th Ct Miami, FL	4.0	2.5	1843	$3,250	$1.76	24d	1	0.49mi
16274 SW 71st Ter Miami, FL	3.0	2.0	1591	$3,800	$2.39	24d	1	0.50mi
15849 SW 70th Ter Miami, FL	3.0	2.5	1848	$3,600	$1.95	8d	1	0.52mi
7083 SW 158th Ct Miami, FL	3.0	2.5	1535	$2,850	$1.86	4d	1	0.57mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	17d	1	0.59mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	24d	1	0.59mi
16266 SW 54th Ter Miami, FL	4.0	2.0	1708	$3,700	$2.17	12d	1	0.59mi
5776 SW 166th Ct Miami, FL	4.0	3.0	2476	$4,000	$1.62	24d	1	0.61mi
16562 SW 71st Ter Unit 16562 Miami, FL	4.0	3.0	1932	$3,400	$1.76	24d	1	0.63mi
7455 SW 162nd Pl Miami, FL	3.0	2.5	1667	$3,300	$1.98	3d	1	0.66mi
7455 SW 162nd Pl Unit n/a Miami, FL	3.0	2.5	1667	$3,100	$1.86	1d	1	0.66mi
7301 SW 159th Ave #1 Miami, FL	4.0	2.5	2221	$5,675	$2.56	24d	1	0.67mi
7431 SW 163rd Pl Miami, FL	4.0	3.5	1644	$3,400	$2.07	24d	1	0.69mi
16568 SW 54th St Miami, FL	4.0	3.0	2280	$4,200	$1.84	24d	1	0.74mi
7464 SW 164th Ct Miami, FL	3.0	2.5	1667	$3,200	$1.92	24d	1	0.75mi
5204 SW 159th Ct Unit 5204 Miami, FL	5.0	2.0	1953	$5,500	$2.82	24d	1	0.76mi
16479 SW 53rd St Miami, FL	4.0	2.0	1953	$4,500	$2.30	24d	1	0.77mi
5282 SW 164th Pl Miami, FL	4.0	2.0	1865	$3,999	$2.14	24d	1	0.78mi
15345 SW 63rd Ter Miami, FL	4.0	2.5	2020	$3,900	$1.93	24d	1	0.80mi
16280 SW 77th Ter Miami, FL	3.0	2.0	1621	$3,600	$2.22	22d	1	0.81mi
5060 SW 159th Ave Miami, FL	3.0	2.5	1717	$3,600	$2.10	24d	1	0.87mi
16336 SW 48th Ter Miami, FL	4.0	3.0	1846	$3,900	$2.11	19d	1	0.89mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	8d	1	0.89mi
16336 SW 48th Ter Unit 16336 Miami, FL	4.0	3.0	1846	$3,900	$2.11	21d	1	0.89mi
15715 SW 76th Ter Miami, FL	4.0	2.0	1696	$3,700	$2.18	8d	1	0.91mi
15715 SW 76th Ter Miami, FL	4.0	2.0	1696	$3,700	$2.18	15d	1	0.91mi
15823 SW 79th St Miami, FL	4.0	3.0	1465	$4,000	$2.73	24d	1	0.94mi
5424 SW 154th Pl Unit 5424 Miami, FL	4.0	2.0	2679	$4,000	$1.49	18d	1	0.95mi
5424 SW 154th Pl Unit 5424 Miami, FL	4.0	2.0	2679	$4,000	$1.49	5d	1	0.95mi
16402 SW 78th Ter Miami, FL	4.0	3.0	2080	$3,500	$1.68	24d	1	0.97mi
16537 SW 78th Ter Miami, FL	4.0	3.0	1926	$3,400	$1.77	24d	1	0.98mi
15084 SW 62nd St Unit 15084 Miami, FL	3.0	2.0	1621	$3,400	$2.10	17d	1	0.99mi
16403 SW 79th Ln Unit 6403 Miami, FL	4.0	3.0	2334	$6,500	$2.78	15d	1	0.99mi
7862 SW 157th Ct Miami, FL	3.0	2.0	1467	$3,600	$2.45	22d	1	1.00mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $400,000 Active
3. 2011-10-26
   listed $200,000
4. 2007-04-19
   soldstatus $610,000

ⓘ 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: $10,751 · $896/mo
• Projected year-2 tax: $10,751 · $896/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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $46,002
• − Mortgage interest: −$22,406
• − Property taxes: −$10,751
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,680
• − Management: −$3,680
• − Depreciation: −$11,636
• Taxable loss: −$8,152
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $375/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): 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

-34.4% since first listed

4 events — show timeline

• 2026-05-12 Pending — MARMLS
• 2026-05-08 Listed $400,000 MARMLS
• 2011-10-26 Listed $200,000 MARMLS
• 2007-04-19 Sold (Public Records) $610,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $10,751 · +9.3% YoY. Source: county tax records.